CONFABULATION
Designing local living environments
Benjamin Fleming Landscape Architecture RMIT 2012 Consice ADR
Contents: 01
Preface
11
Existing Conditions/ Problem
_Research Ques on _Abstract _Confabula on Descrip on _Research Diagram _Town Origins/ Importance of the Landscape _Wodonga Loca on
_Exis ng Condi ons _Popula on Growth _Exis ng/ Specula ve Growth Direc ons _The Peri-Urban _Exis ng Residen al Sec on _Exis ng Rural & Rural Residen al Sec ons
23
Methodology #01_ Re-Orientation _Streetscape _The Australian Backyard _Re-orienta on/ Re-appropria on _Re-orienta on/ Communal Backyard _Re-orienta on/ Farming Views
33
New Approach/ New Site
51
Methodology #02_ Re-Valuation
_Plot Size Varia on _Peri-Urban Fade Out _Suitable Land Type Study _New Site/ Features _Importance of Farming to Wodonga _Typical Selling Points for Developers _Process of Beef Produc on _Project B Projec on Part A
_Re-valua on/ Yields _Re-valua on/ Views-Feeling of Ownership _Re-valua on/ Exis ng Plots-Subdivisions _Project B Projec on Part B
65
Project B Projection
67
Bibliography
Preface
Research Ques on _ pg 05 Abstract _ pg 06 Confabula on Descrip on _ pg 07 Research Diagram _ pg 08 Town Origins/ Importance of the Landscape _ pg 09 Wodonga Loca on _ pg 10
My Backyard
Previous work in upper pool studio
Move to the city
Image Set #02- Colonizing the Void, Adriaan Geuze, West 8 Landscape Architects, Ro erdam
Research Origins This research starts with my love for my home town and my move to the city. I have always had an interest in rural landscapes and how they meet suburban and urban landscapes. It comes from some work that i began in theore cal frameworks that tries to understand the social aspects of life in an urban environment and how it can suggest a certain kind of disconnec on with inhabitants and their surroundings. 03 | Preface |
| Preface | 04
Research Question How can large living environments be designed to reflect the local character of a region? How can these environments enable people to connect to their surroundings?
05 | Preface | Research Ques on
Abstract Despite the amount of me and money planning departments put into the profuse amount of regula on and control over our living environments, there seems to be no desire to implement design processes. The problem also lies, and some would argue more so, with the developers; who are known for their hunger for profit and will neglect any design responsibili es in order to capitalize on returns. Residen al living environments inevitably have mutual connec ons with their inhabitants; construc ng life experiences on an everyday basis. This in turn helps to shape traits and personali es of individuals, who together make up communi es. Design needs to be considered impera ve when approaching the construc on of residen al developments. Wodonga is a fast growing town in northeast Victoria that originates from/is surrounded by farmland and beau ful landscape characteris cs including mountain ranges, valleys and na ve bushlands. Current development is turning its back to these characteris cs of the landscape that have made this region the produc ve and aesthe cally pleasing place it is. The research begins at the obvious juxtaposi on between residen al and rural environments in the peri-urban areas of the town. Focus is then drawn to plans for a large development, the size of Wodonga again, in an adjacent valley. The research provides a cri que of the development of living environments and advances three dierent lenses or genera ve techniques; orienta on (the way in which a development behaves toward surroundings), valua on (elements of the landscape that are given priority or value in a development), land-to-dwelling ra o and rela onship (densi es and ownership). These lenses or criteria are all connected and have formed respec vely through the process of this design research; each are tested through itera ve and precedent compara ve processes. Through the development of these criteria as design tools I hope to design residen al developments that create intrinsic connec ons between inhabitants and their surrounding environments. In this way I propose construc ng a type of living that reflects/ develops the local character of the region. Abstract | Preface | 06
confabula on noun
Dic onary Meaning: 1. the act of confabula ng; conversa on; discussion.
Research Meaning: This research sets up a conversa on as one between rural and developed land types in Wodonga.
2. Psychiatry . the replacement of a gap in a person’s memory by a falsifica on that he or she believes to be true.
I am framing ‘falsifica on’ as percep on that typical development is the only way to live. I am framing Confabula on as the ac ng word against this. This is what my project A & B is ac ng against; Confabula on is my research.
07 | Preface | Confabula on Descrip on
Problem
Hunch_(ConversaƟon 04) an assumpƟon of ferƟle land leads to analysis
ExisƟng condiƟons
Site: deĮned by analysis from hunch
Local Character
Hunch_IniƟal reacƟon to problem leads to criƟque of development through Įrst lens
Hunch_InserƟng farming into exisƟng led to rethink and into next lens
Lens: Re-ValuaƟon
ConversaƟons
ConversaƟons
Lens: Re-OrientaƟon Precedents Analysis IteraƟons _Re-apropriaƟon _Internalised community/ Externalised backyards _ConnecƟng to surroundings
Site: deĮned by council plans for Leneva
PopulaƟon demands
Precedents Analysis IteraƟons: _Maximum proĮt (Yields) _ExisƟng subdivisions _Externalised / feeling of ownership
Lens: Land-to-dwelling raƟo / relaƟonship ConversaƟons
Site: Peri-urban of Wodonga
Precedents Analysis IteraƟons: _Spread them, Stack them _Feed them
Research Diagram This is a visualisa on of the process i have taken throughout ‘Confabula on’. It shows that it was through the conversa ons explored in Methodology #01 that lead me to my approach for methodology #02 and so on. Research Diagram | Preface | 08
Wodonga/Albury
Wangara a
Beechworth
• Loca on was discovered by explorers • Town originated from the establishment of • Was originally used as grazing land by a crossing the Murray River a ca le sta on se ler • Town developed around the farming • Popula on grew when gold was found in • Town thrived in the gold rush the area
Mount Beauty
Tallanga a
• Originally established to house workers from the Kiewa Hydroelectric Scheme • Currently acts as gateway to snowfields of Falls Creek
• Originated off the train line servicing gold • Originally a gold mining town and n mines • Currently a large grape growing region for • Whole town was moved 8km to its current wines. loca on due to the expansion of Lake Hume
Importance of the Landscape Every town is different, each town is se led in a specific loca on for a par cular reason, some maybe be er reasons then others, and some for similar reasons. These reasons are o en closely related to the landscape, whether this is through landscape characteris cs such as mountains, valleys, rivers, coastal inlets etc. or because of human infrastructures that are influenced by the landscape such as railways, roads, and dams, or maybe because of industry from the landscape such as logging, mining, farming etc. 09 | Preface | Town Origins/ Importance of the Landscape
Rutherglen
Wodonga
Popula on: 36, 432 300km northeast of Melbourne 550km Southwest of Sydney
Wodonga Loca on | Preface | 10
Existing Conditions/ Problem
Exis ng Condi ons _ pg 13-14 Popula on Growth _ pg 15-16 Exis ng/ Specula ve Growth Direc ons _ pg 17-18 Exis ng Residen al Sec on _ pg 19-20 Exis ng Rural & Rural Residen al Sec ons _ pg 21-22
#01- Houses all face each other despite expanses of land adjacent.
#02- Houses have a high fence backing onto a golf course and face in toward the road instead.
#03- Houses are all facing north despite there being beau ful surroundings to the south.
#04- The ‘ba leaxe’ housing plots are used for high density in Wodonga. This plot type is very close to open farmland.
Existing Conditions All of the highlighted areas suggest the manner in which Wodonga has developed over me. In all of these cases i am arguing that the landscape and context has been disregarded. This research is ac ng against this kind of development and searches for an alterna ve. 13 | Exis ng Condi ons/Problem | Exis ng Condi ons
#05- Houses are internalised to culder-sac with large fences backing on to farmland.
#10- Wodonga cannot open up to the river because of bounding road networks and Industrial developed areas.
#09- With Huon Hill to the East; these houses are all facing the road to the West.
#06- Houses in this neighbourhood back on to the creek corridor in the peri-urban area of Wodonga.
#07- The Hume highway makes for a strong boundary between Wodonga and the Murray River.
#08- Houses face away from creek; allowing it to become neglected like most other creeks in towns and ci es.
Exis ng Condi ons/Problem | Exis ng Condi ons | 14
A major reason for why Wodonga has such a harsh Line of where it has developed is because it is the fastest growing town in Northeast Victoria and it is con nuing to have to push out from its centre. 15 | Exis ng Condi ons/Problem | Popula on Growth
Popula on Growth | Exis ng Condi ons/Problem | 16
Previous and Govermnt Proposed Growth for Wodonga
Possibili es for expansion of Wodonga in rela onship to surrounding landscape
Existing/ Speculative Growth Directions Since 1987, Wodonga has expanded substan ally to the West. With the harsh boundary of the Hume hwy, the floodplains of the Murray river to the north and high undula ng land to the West; Wodonga is being forced to develop in the valleys to the East and South East. 17 | Exis ng Condi ons/Problem | Exis ng/ Specula ve Growth Direc ons
Combined Growth Map of Wodonga
Legend: Proposed development for the immediate future Specula ve topographic boundary for the expansion of wodonga Murray River Specula ve growth direc on Specula ve growth restric on Wodonga’s sprawl line of 1987
Exis ng/ Specula ve Growth Direc ons | Exis ng Condi ons/Problem | 18
AREA #01 - Residen al
AREA #03 - Rural/ Residen al
AREA #02 - Rural
Existing Rural & Rural Residential Sections A er understanding a bit about how Wodonga has developed on a large scale; I have chosen three areas with dierent land types (above) to look at in more detail. These were chosen based on the previous study that suggested future development in the southern valley. 19 | Exis ng Condi ons/Problem | Exis ng Rural & Residen al Sec ons
AREA #01 - Residen al Plan @ 1:5000 5 5000
This residen al area is highly populated, some mes there are as many as three units coming o the one drive way. All the housing faces into the roads, most surfaces are hardscaped and street trees are introduced.
AREA #01 - Residen al
Sec on @ 1:1400 Exis ng Residen al Sec on | Exis ng Condi ons/Problem | 20
AREA #02 - Rural Plan @ 1:5000
AREA #02 - Rural
Sec on @ 1:1400
AREA #03 - Rural/ Residen al
Sec on @ 1:1400
Existing Rural & Rural Residential Sections The ‘Rural’ sec on highlights the amount of space in the areas surrounding Wodonga. If you refer back to the loca on plan and compare the three sec ons, it is interes ng to see their close proximity to each other and how different they are respec vely. The sec on through the ‘Rural/Residen al’ is the area I will be focusing on. Here the houses face in to the roads like in the ‘Residen al’ sec on despite there being copious amounts of land to the rear of the plot. There is a large, solid fence at the back of the proper es separa ng the two land types clearly and harshly. 21 | Exis ng Condi ons/Problem | Exis ng Rural & Residen al Sec ons
AREA #03 - Rural/ Residen al Plan @ 1:5000
Exis ng Rural & Residen al Sec ons | Exis ng Condi ons/Problem | 22
Lens #01_Re-Orientation
Streetscape _ pg 25 The Australian Backyard _ pg 26 Re-orienta on/ Re-appropria on _ pg 27-28 Re-orienta on/ Communal Backyard _ pg 29-30 Re-orienta on/ Farming Views _ pg 31-32
Groene Loper-A2 Maastricht West 8 2009, Maastricht, The Netherlands
Groene Loper-A2 Maastricht is a design that buries a large motorway to create a central, communal space for the neighbourhood and public. This is not a re-orienta on of residen al, however, this design move does re-orientate the community and the way in which adjacent space is used.
Bosrijk Karres en Brands 2010(constructed), Eindhoven, Netherlands
Orienta on of developments raise the topic of ownership.
Common Open Space “It is not public because those who do not hold it in common can be excluded. It is not private either, because it has to be shared with others.” Clarence Stein, who was prominent in the Garden City movement, promoted the idea of a third kind of space to public and private. This can be seen as introverted (or private) from a large scale, however, if houses are orientated inward it becomes extroverted (or public) from that smaller scale.
Gause, JA 2002, pg20, Great planned communi es, ULI – the Urban Land Ins tute, Washington D.C.
Houses had to be self-sustainable; the space The Fun onal Backyard outside the house (back yard) was impera ve to providing “resources for living: storage, water, fuel, washing facili es, food input, and food output (by way of the dunny and compost heap)” . Seddon, 1994, The Australian Back Yard, pg23
As Australia has grown, infrastructure The Social Backyard systems have enabled the mass produc on of residen al developments and reduced the need for a func onal back yard. “The back yard has become back garden, for recrea on, adult-dominated family use, and for showing off to one’s peers” Seddon, 1994, The Australian Back Yard, pg30
The ‘back yard’ has previously been an No Backyard intrinsic part of Australian history. In the last 25-30years it has been erased from many contemporary residen al developments; “Houses are ge ng bigger in comparison to the lot size” . With this, there also seems to be larger, uniform streetscapes encroaching on front gardens that are becoming dull through mee ng the criteria of low maintenance for the working class inhabitants. Hall, The Death of the Australian Back Yard, pg1
The Australian Backyard With func onal backyards no longer needed; design needs to realise and test the idea of the social backyard as either private/public or both. I wish to bring the quali es of the social Australian backyard into the larger scale design processes of master planning the peri-urban areas of Wodonga.
Large Front Yard
Large Front Yard/ Communal Park Land Streetscape 270m2
Large Back Yard
Back Yard 106m2
Front Yard 194m2
2m 16m
14m
30m
17.6m
Streetscape From the previous analysis, it was clear that a main design flaw in Wodonga is that it has developed in a way that is ignorant of the surrounding landscape. This brings to bare the first approach in the design research; the Re-orienta on of developments to embrace surrounding landscape elements. Through the analysis, it was clear that all the houses were facing the road. The study above shows that by having the roads servicing the backs of houses and reducing the road widths; it can free more space up for other use.
1m
6m
1m 7m
Rd
m so Ep
ld fie ith
Rd
Sm
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eR
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o stb e W
Kensington This green wedge stretches from the old saleyards at Newmarket, Flemington, down to the Maribyrnong River. What is interes ng, with respect to this research, is that the way in which development is structured to face away from the roads and into the ‘wedge’. This suggests an alterna ve to ‘typical’ development that is orientated towards the road.
Garage Backyard House Front garden ‘Green Wedge’
M ag cT t
tS
r ga
Front garden facing green wedge
n
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ne ard
G
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on ac
ah Gr
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mstow
Willia
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Garden City Reserve Similar to Kensington, certain houses are orientated to face Garden City Reserve in Port Melbourne. With views on to the reserve, houses also have back and/ or side yards. In this instance within the development, the road is broken so no vehicles can pass through and the adacent houses are given front lawns.
Shared front lawn Backyard Garage House Garden City Reserve
Sec on
Sec on @ 1:1400
Re-orientation/
Re-appropriation
From the same site as original analysis, I used the same amount of houses and plot sizes for my first test at re-orienta ng. I simply inverted the neighbourhood so that the roads service the backs of houses and the houses face onto a mixed use farmland/recrea on land type. The conversa on set up here between residen al and rural suggests a strange fusion of what are seen to be two very dierent ac vi es. 27 | Methodology #01_Re-Orienta on | Re-appropria on
Plan Plan @ 1:6000
Sec on
Legend: Road Reserve Private Property Mixed use Farmland/ Recrea onal
Re-appropria on | Methodology #01_Re-Orienta on | 28
Sec on
Sec on @ 1:1200 Legend: Road Reserve Crown Land
Re-orientation/
Communal Backyard
This design itera on is a combina on of thoughts from re-orienta on research (backyard) and precedent findings. I worked only through the master plan and although i produced much of what i was trying to, i had already determined that this was not connec ng to the farmland. This design has externalised backyards through re-orienta on, however, the community is faced internally away from the surrounding landscape. I had already started my next design itera on and peri-urban conversa on. At a later me i came back to this work and expanded on it. Through sec on, I had uninten onally created views for the residents on the upper half of the steep slope. This connec on is something that i will further develop and take through my research. 29 | Methodology #01_Re-Orienta on | Communal Backyard
Private Property Communal Parkland Space
Plan Plan @ 1:10000
Sec on Line
Communal Backyard | Methodology #01_Re-Orienta on | 30
Plot Orienta on Plan
Wodonga
Sec on
Sec on @ 1:1000 Legend: Road Reserve
Re-orientation/
Farming Views
From the previous conversa on between residen al development and the landscape; I began to think more about what was happening in this peri-urban area. ‘Farming Views’ sets up a conversa on between residen al and rural. The introduced residen al plots are reorientated to face onto the farmland and begin to act as the fences between farming plots. The farmer would live off site and be given access roads through these ‘residen al fences’. The farmers land is given value as a selling point, therefore, a new type of financial gain needs to become available for the farmer in order for that land not to be sold and further subdivded. Through this design process and precedent study, I realise the need to understand the local character, through farming, more clearly. I have also come to the realisa on that i have been using the same size plots, which has restricted my designs poten al. These are the main 31 | Methodology #01_Re-Orienta on | Farming Views
Farmland Private Property
Plan Plan @ 1:10000
Sec on Line
Farming Views | Methodology #01_Re-Orienta on | 32
New Approach/ New Site
Plot Size Varia on _ pg 35-36 Peri-Urban Fade Out _ pg 37-38 Suitable Land Type Study _ pg 39-40 New Site/ Features _ pg 41-42 Importance of Farming to Wodonga _ pg 43-44 Typical Selling Points for Developers _ pg 45 Process of Beef Produc on _ pg 47-48 Project B Projec on Part A _ pg 49-50
Small Town Plot: 600m2
Kerb
Road Base
Footpath
-If a lot is le open, it is possible to use as a small constructed playground space.
1:40
1:25
Medium Town Plot: 900m2
-If a lot is le open, it is possible to use as a small constructed playground space. -This lot size is just large enough for a game of backyard cricket
Plot Size Variation From the previous design itera ons; I have chosen what I saw as five different plot sizes from the exis ng fabric of Wodonga. By visualising these plots the way that i have, i can think about the different programs/quali es that each plot size offers and also the different housing types and surfaces that are typical to that size. I understand that this analysis is only of exis ng typical plot sizes, however, i am focusing on the bigger picture and can use these as a guide/base to work from. 35 | New Approach/ New Site | Plot Size Varia on
1:33
1:33
1:25
1:40
Large Town Plot: 2000m2
- Lots are big enough to produce a small amount of food. Veggie plots can be grown. - If one of these lots is le open, it can be used as a larger park space or adventure playground - Lots are large enough for pools to be built in back yards and a large amount of privacy
Rural Living Plot: 5 Hectares -Land is now large enough to cater for a small amount of livestock. - Farming of this type could be used to provide more then enough meat for the family. -Larger veggie plots canbe grown to provide more then enough vegetables for the family
So Channel
Road Base
1m round o
-There is enough space here for vinyards and orchards
1:4
1:4
1:20
1:33
1:33
1:20
1:4
1:4
Rural Plot: 25 Hectares
So Channel
Graded Road
- This land type is large enough that it is mainly used for large scale livestock produc on. - One farmhouse could be found a lot this size but adjacent lots would then be farm
1:4
1:4
1:20
1:33
1:33
1:20
1:4
1m round o
1:4
Plot Size Varia on | New Approach/ New Site | 36
Exis ng Plan
Modified Peri-Urban Fade Out
Peri-Uban Fade Out
Above: A fading out, through varied plot sizes from the harsh boundary that the residen al has created.
Peri-Urban Fade Out Using the varied plot sizes i began to explore what it could offer to the peri-urban of Wodonga. I used the plot sizes to fade out the clear juxtaposi on between dense residen al and rural land types that are present. This offers a so er transi on on the landscape but suggests a cap on popula on growth by se ng up this peri-urban fade out wall around the town. It was important for me to understand that i had made an assump on by rota ng the ‘periurban fade out’ so that the farmland would all be on the lower, more fer le land (Top Right). This leads me to research more specifically about which land is best for which plot sizes and program. 37 | New Approach/ New Site | Peri-Urban Fade Out
Above: Instead of the fade out being from the residen al line; it is done in rela on to the topography from a hunch that the land near the road is more fer le hence be er for larger farming plots.
Peri-Urban Fade Out | New Approach/ New Site | 38
Fer le Land
Suitable Land Types
Above: Without an in depth analysis, the most fer le land in valley’s is the lower land next to main water ways where sediments have been washed down through the landscape. As well as the lower, fla er land where sediments have been able to spread; an offset from these main water creeks is a good determina on of the more fer le land.
240m Contour Line
Above: The Wodonga council has capped residen al development at the 240 metre contour line. As i understand, this is partly for local character so as to not have housing over the tops of nearby hills, but more importantly the lower land is easier/cheaper to service
Most Suitable Land Types From an understanding of the most suitable land for the different programs, I was able to suggest the most suitable loca on for further development. This is an important mapping and understanding as it leads me to a new design site just off the peri-urban edge of Wodonga. 39 | New Approach/ New Site | Most Suitable Land Type Study
Above: An overlay of the 240 meter contour line and the most fer le land leads to a sugges on for the most suitable land to develop residen al property.
Huon Creek House Creek
Legend: Poten al sites for residen al development Fer le Land Exis ng Waterways Exis ng Dirt Roads Exis ng Formal Roads
Most Suitable Land Type Study | New Approach/ New Site | 40
New Site Loca on Map
Exis ng Panoramic
Existing Site Conditions The site chosen from previous analysis is approximately 4.2km2 and has seven occupied housing plots. As shown in the panoramic; the site is currently used for beef farming. There is just the one main road that runs straight through the site and it is an informal dirt road. There are mul ple dams on the site, as shown on adjacent page, and minimal exis ng vegeta on due to farming. 41 | New Approach/ New Site | New Site_Features
Exis ng features on Site
Legend: Exis ng Vegeta on Exis ng Dams Exis ng Waterways Exis ng Dirt Roads Exis ng Formal Roads
Top LeĹŒ Plan: New site loca on map showing proximity to Wodonga. Although not joined to the exis ng edge of Wodonga’s residen al area this site will inevitably be developed in the not to distant future. Top Right Plan: Exis ng roads, dams, water streams, and vegeta on. Most vegeta on has been cleared for farming, however, there are a couple of established clusters and corridors in par cular along middle creek, exis ng road, hilltop, as well as what seems to be an old road. Panoramic: Taken from site as shown on above plan. Has in shot: main dirt road through site (Right), cluster of exis ng vegeta on on hilltop (Middle), corridor of trees along suspected old road (Le ).
New Site_Features | New Approach/ New Site | 42
Wodonga Sale Yards Immediate Catchment Area
Farming in the Wodonga Region Through researching beef produc on in the Wodonga region, i was hoping to highlight its economic importance and therefore have a strong case for retaining the rural land on the fringes of the town. Any economic informa on I could find about the Wodonga Local Government Area (LGA), did not suggest that farming was important and gave precedence to manufacturing and administra on industries. However, as men oned before, Wodonga is a rural town that has developed from/is based on farming. The Wodonga sale yards is the largest in Victoria (as per number of livestock that pass through) and has an ingrained history with the town. There are aba oirs in both Tallanga a and Wodonga as well as Kiewa Murray Goulburn who provide milk and cheese for Devondale that is distributed to the surrounding region. Farming is all around Wodonga and is a primary industry in neighbouring Towong and Indigo Shires. If anything, from this research i have found that the overriding problem is economics. Because farming is not a major industry for Wodonga, there is no hesita on in subdividing rural plots to make way for residen al developments; hence any local character that was apparent through farmland is lost. 43 | New Approach/ New Site | Importance of Farming to Wodonga
Ca le Industry Points of Interest
Wodonga LGA
Indigo LGA
Towong LGA
LeŌ Images: Wodonga sale yards. Photo’s from Wodonga Livestock Exchange Informa on Memorandum 20 December 2007. Top LeŌ: Catchment area of the Wodonga sale yards showing the farmland of livestock that constantly passes through the yards. Above: Important farming industry loca ons and proximity to Wodonga, Sydney, and Melbourne.
Importance of Farming to Wodonga | New Approach/ New Site | 44
“there is no finer way to experience the magnificent splendour of the water’s edge than from this luxurious townhouse”
“million dollar Views of Lake Caroline”
h p//www.domain.com.au/Search/buy/State/VIC/ Area/West/Region/Melbourne-Region/Suburb/Caroline Springs/?ssubs=1&searchterm=caroline+springs
“Imagine waking up to views of lush, manicured fairways, with kangaroos grazing and birds singing on 75 acres of golf course land that is yours to explore”
h p://www.empak.com.au/page.php?id=9
Typical Selling Points for Developers As highlighted on this page, developers give value to certain landscape characteris cs and use them as selling points. In this case, a golf course and lake are those characteris cs. ‘Confabula on’ challenges this valua on that is o en imposed/constructed on top of exis ng landscape. This research ques ons this valua on; can value be given to the exis ng farm land that is on the fringes of not just Wodonga, but most other rural towns in Victoria? and how can this re-valua on benefit the farmer and appeal to the prospec ve resident? 45 | New Approach/ New Site | Typical Selling Points for Developers
Collage
| 46
In’s and Out’s of Beef Production There are many varia ons of the process of beef produc on; different ‘middle men’ can be taken out of the equa on that then makes for more profit for others. The percentages at the top of the process are just to get a cow sold, which is about 10% of what the farmer makes overall. I was unable to a ain enough informa on in the next stage of the process to conclude that the proposed process would be successful in terms of an economic win for all stakeholders. As i understand, there are certain compulsory costs involved with government quality control of beef produc on hence a profit increase for all stakeholders could be limited in the proposed process. 47 | New Approach/ New Site | Process of Beef Produc on
It has become popular for people to know where their food is coming from, and they o en prefer to hear that it is as less processed as possible. This proposed beef produc on process minimises the amount of stakeholders and provides a more intrinsic experience when purchasing food. Residents build rela onships with the people that are involved in these processes and can see, on an everyday basis, how these animals are being treated.
Process of Beef Produc on | New Approach/ New Site | 48
Lens #02_Re-Valuation
Re-valua on/ Yields _ pg 53-56 Re-valua on/ Views-Feeling of Ownership _ pg 57-60 Re-valua on/ Exis ng Plots-Subdivisions _ pg 61-64
Re-valuation/ Yields This design itera on gives value to the farming as a selling point at the same me as trying to fit as many houses into the site as possible whilst retaining farming for local character. Ac vity centres are triangulated from the formalisa on of exis ng road intersec ons and in rela on to high density residen al. Farmland is incorporated within this triangula on as much as possible to enhance the respec ve grain in the area. The development considers exis ng dams and vegeta on to an extent from previous analysis. There is so much more that this conversa on can oer on a 1:1 scale. This kind of popula on demand is apparent for this site and is something that will need a lot of research in project B. 53 | Methodology #02_Re-Valua on | Yields
Plan @ 1:10000
Legend: Ac vity centres
Yields | Methodology #02_Re-Valua on | 54
Legend: Passive open space Ac vity centres Proposed links between ac vity centres
Residen al Types
Top LeĹŒ Plan: Diagram plan showing the connec on between ac vity centres through passive open space and proximity to high density residen al. Top Right Plan: Majority of high density residen al is located on the higher, less fer le land with strips down onto the lower lands to maximise farmland frontage for local character. BoĆŠom Right Collage: Sugges ve of high density development facing onto mixed use, farmland/open recrea onal space.
This design has the poten al to raise moment as suggested in the collage (right) where people and animals share space for their own living. The bulk of the popula on are located on the higher land, leaving the more fer le land for farming. Plot sizes are based on previous breakdown of plots. 55 | Methodology #02_Re-Valua on | Yields
Legend: High Density Residen al (HDR) Medium Density Residen al (MDR) Low Density Residen al (LDR) Rural Living (RL)
Residen al Types
Yields | Methodology #02_Re-Valua on | 56
Sec on #01
Sec on #02
Sec on #03
Re-valuation/ Views-Feeling
of Ownership
This design itera on is primarily based around providing a feeling of ownership for residents. Plots are laid out according to the contours of the site maximising the poten al for views. Each plot is orientated in response to the landscape and has a view over the next house down the slope. Gaps are le in the development to allow for grazing and the lower land has a lower density of housing to allow for be er farming on fer le land. 57 | Methodology #02_Re-Valua on | Views-Feeling of Ownership
Plan @ 1:10000
Views-Feeling of Ownership | Methodology #02_Re-Valua on | 58
Sec on #01
Sec on @ 1:4000
Sec on #02
Legend: Road Reserve Private Property
Sec on @ 1:4000
Sec on #03
Sec on @ 1:4000
Top LeĹŒ SecĆ&#x;ons: Taken from plan on previous page; these sec ons show that every house is designed to have a view over the next house down the slope out onto the surrounding landscape. Top Right Plan: Medium density housing is located on the higher parts of the site with lower density housing and more farmland to the lower areas of the site where the more fer le land is situated. BoĆŠom Right Collage: Sugges ng the certain kind of living that a development of this type would provide.
This design raises interes ng rela onships between residents and livestock. Instead of the typical development the aim is create a feeling for residents that they are living amongst the farmland rather then overtaking it. This design ques ons typical farming plots and suggests grazing technique of farming that is more natural to livestock. Priority is given to farming in this case; minimising the impact of development on the landscape and retaining the local character. 59 | Methodology #02_Re-Valua on | Views-Feeling of Ownership
Open Grazing Land
Legend: Medium Density Residen al (MDR) Low Density Residen al (LDR)
Views-Feeling of Ownership | Methodology #02_Re-Valua on | 60
Masterplan
Re-valuation/
Existing Plots-Subdivisions
This design focuses on the arrangement of certain land types including three dierent densi es of residen al, farmland, ac vity centres, and passive open space. More importantly the intent of this design itera on is to consider the exis ng subdivisions of the land, and use these a base for developing from. Due to the sites proximity to Wodonga, this design explores quick access in an out of the site through main arterial roads. Higher densi es of residen al areas are located nearest the ac vity centres and although not always being directly adjacent to farmland; the design aims to retain local character through inevitable exposure to farmland from access points. 61 | Methodology #02_Re-Valua on | Exis ng Plots-Subdivisions
Plan @ 1:10000
Legend: Farmland High Density Residen al (HDR) Medium Density Residen al (MDR) Low Density Residen al (LDR)/ Rural Living (RL) Ac vity Centre Passive Open Space Major Watercourses (creeks) Minor Watercourses
Exis ng Plots-Subdivisions | Methodology #02_Re-Valua on | 62
Passive open space as a link
Legend:
High Density Residen al (HDR) Ac vity Centre Passive Open Space
Collage
Top LeŌ Plan: In this design the High Density Residen al is situated nearest to the Ac vity Centres with intended links through passive open space. Top Right Plan: The Farmland and Low Density Residen al/ Rural Living is located adjacent to the main roads allowing these roads to be higher speed and hence opening faster access in and out of the development. BoƩom Right: Collage showing HDR facing onto Passive open space adjacent to Farmland.
This design uses a zoning technique which lacks detail at a smaller scale hence can some mes restrict certain quali es in design. However, I found this a very useful and genera ve technique to think about how the development is working as a whole. This could poten ally be a star ng point for further design at a smaller scale that would then feedback and change original master/’zoning’ plan. 63 | Methodology #02_Re-Valua on | Exis ng Plots-Subdivisions
TraďŹƒc plan
Legend: Farmland Low Density Residen al (LDR)/ Rural Living (RL) Ac vity Centre Passive Open Space
Exis ng Plots-Subdivisions | Methodology #02_Re-Valua on | 64
LeĹŒ & Below Images: A breakdown of the council proposal for new development. Taken directly from the dra Leneva Baranduda Growth Area Framework Plan. Top Right Plan: Exis ng sprawl of Wodonga and proposed new development (highlighted cyan). Drawing based on informa on from the council documents.
Future Growth of Wodonga I managed to arrange a mee ng with Ma Fleet (Landscape Architect) and Phillip Loone (Town Planner) of the Wodonga council. The informa on on this page is from a dra for the Leneva Baranduda Growth Area Framework Plan. This dra and suppor ng documents outline the councils proposal for an approximated 14,000 lots for an es mated 35,000 people on top of Wodonga’s already 38,000 people. I will use this site for my next design tes ng. This proposal can provide me with criteria to meet and a means to compare my design work against. 49 | New Approach/ New Site | Future Growth of Wodonga - Project B Projec on (Part A)
Future Growth of Wodonga
Wodonga approximately 38,000 people
Proposed approximately 35,000 people
Future Growth of Wodonga - Project B Projec on (Part A) | New Approach/ New Site | 50
Lens #03_Land-to-dwelling ratio / relationship
1 Hectare
100m
100m
15 proper es per hectare = .164735 acre / 666.66sqm The 15 proper es per hectare are what the Wodonga council is calling Residen al Land for the Leneva / Baranduda development. Houses have a small backyard or courtyard / garden, large enough for a pool in some cases and only two metres is le between sides of houses. A lot of space is wasted in front of houses for a front yard that is o en not used. The front yard has become for garden purposes and nice presenta on of the house from the road.
House-to-dwelling ratio relationship
15 proper es norma ve per ha - Each property is 666sqm - Each house is 300sqm - Outdoor space is 366sqm
15 proper es alterna ve per ha - Each property is 666sqm - Each house is 150sqm - Outdoor space is 516sqm
Residen al Land
Council plans for the Leneva/ Baranduda development
1 Hectare
100m
20 proper es norma ve per ha - Each property is 500sqm - Each house is 221sqm - Outdoor space is 279sqm
100m
20 proper es per hectare = .12355 acre / 500sqm The 20 proper es per hectare are what the Wodonga council is calling Medium Density for the Leneva / Baranduda development. The sizes of building envelopes have not changed size from 15 proper es per hectare, there is just less space in the front and back of the houses. There is minimal if any back yard and the same amount is le between houses on the sides.
20 proper es alterna ve per ha - Each property is sqm - Each house is sqm - Outdoor space is sqm
Medium Density
Council plans for the Leneva/ Baranduda development
Average floor area of new houses 250 240 230 220 210 200 190 1992
1994
House-to-dwelling ratio
1996
1998
2000
2002
2004
2006
1971
Proposed development plots for Leneva
2004
195sqm
240sqm
800sqm
730sqm
300sqm
666sqm 1:400
1:400 1:400
Average sizes of new houses and rela ve blocks within austalian capitals, compared to the proposed development for Leneva.
The Acre origins and existence
hƩp://previews.agefotostock.com/previewimage/bajaage/2284e2a 784ec9a7c574ebbacb4ecc20c/HOP-rct112033.jpg
hƩp://www.evoscience.com/rice-originated-in-china-a-teamof-genome-researchers-has-concluded/
夏 商 Xià
ShĈng
亩 Mu
The Mu origins and existence
Kaifeng, China
.5 Acre / 1 day
.5 Acre / 3 days later for 2days
Larger open space / 2 months
.5 Arcre / 2 days
This is an accelerated farming system that s mulates the ground in order to make it more produc ve. Similar systems have been called “grass farming”. Cows are placed in half or quarter acre plots (depending on number of ca le to ensure daily ra on of feed) for one day, this is an intense grazing period were longer grass is trimmed back and cow pa es are le behind. A er three days, the parasites within these pa es have grown enough to be fat but not enough to evolve into fly’s. These are perfect condi ons for the cook mobile to release its one-hundred strong free range chickens that get a great feed from the parasites, scratch around the cow pa es’ to fer lise and s mulate the land. A er a long res ng period of approximately 8 weeks, the previously average lot of land is covered in a thick layer of luscious green grass of mul ple species, full of nutrients that the cows can now return to consume. This is how the best free range chicken and most succulent beef can be made and consumed by us. This is the accelerated farming technique I will be adop ng to drive my next itera on.
Shared water source
Water source
ConƟnuous Grazing
RotaƟonal Grazing
Pro’s: - Easier to manage as the livestock remain in the one area.
Pro’s: - Farming can be Įne tuned to allow prefered Ɵme of growth for pasture.
- No disturbance to the animals.
- Pasture growth is opƟmised through intense grazing followed by resƟng periods.
Con’s: - Seasonal change cannot be raƟoned making it harder when land is less producƟve. - Area will most likely need ferƟliser to sustain growth and with this comes high levels of nitrogen, which can cause poisoning. - Cows will wander around more and “Cows feet consume Įve Ɵmes more grass than their mouth”
- If succesfull, there is no need for ferƟliser, making for healthier pasture; healthier livestock. - Through management, pasture can be raƟoned beneĮting Ɵmes of slow growth or drought. Con’s: - Harder to manage, needs more people and infrastructure.
hƩp://farmstyle.com.au/news/caƩle-infrastructure-small-farms
- Animals are disturbed more.
Broadacre city is the oposite to this representaion of farming within the streetscape. Broadacre city informs the structure of the city whereas farming is inserted into the streetscape in this itera on.
h p://www.beloose.com/profiles/blogs/frank-lloyd-wright-on-drawing-part-three-un-built
Along with broad acre city lies projects from Hilberseimer, Howard, Olmsted that are of interest for this research. These will be developed further in final edi on of ADR
Average house size for victoria in 2009 is 252sqm x 14,000 dwelllings = 353 hectares
Spread them The development for leneva will contain approx 14,000 dwellings. This plan shows the amount of space 14,000 houses, of 252sqm each, will take up if situated side by side; 353 hectares.
In wodonga there is an average of 2.5 people per dwelling x 14,000 dwellings = 35,000 residents
584 dwellings per tower / 9 dwellings per floor
= 65 floors Residen al Arm Central distribu on and retail unit Grocer / convienience arm
Stack them
14,000 dwellings / 24 towers = 584
dwellings per tower. 16.8m 252sqm
15m
Equilateral triangle with 16.8m sides and area of 122sqm
1:20000
1,652 hectares of most fer le land / 14,000 dwellings=
.29acres per dwelling x 9
dwellings= 2.6 acres per floor of tower.
Wodonga has an average of more then two cars per dwelling
584 dwellings per tower x average of 2 car per dwelling=
1,168 cars per tower
total floor area of tower arms for parking= 2,268sqm / average of 25sqm per car including turning circles etc=
90 cars per floor 1,168 cars per tower / 90 cars per floor = 13 floors of car
parking per tower
If floor area is a square block beneath the building, area= 7,773sqm for parking / average of 25sqm per car=
311 cars per floor 1,168 cars per tower / 310 cars per larger floor= 3.76 rounded to 4 floors for
parking
Posible road network between development hotspots
Development hot spot including: educa on, comercial, open space / recrea on, spor ng facili es etc Road network recognising intense pressure between development hot spots
1:4000
With a Dry Sheep Equielant of 7.5 for local region. 1 cow of 400kg can be sustained on 1 hectare.
FerƟle land: 16,519,431sqm / 28 comuniƟes of 500 people. = 589,979sqm or approx 59ha per community.
In one year, 1 person in australia will eat approx:
33kg of beef + veal 37.8kg of poultry 24.4kg of pig meat hƩp://www.smh.com.au/lifestyle/cui sine/bitesizeviewofanaƟon-2012031 7-1vbna.html
1 Pig of 280kg will need
1 Cow of 400kg will need approx
1 Chicken of 2.7kg will need approx
approx
1 hectare with a DSE
2sqm in total. .5sqm for coop and 1.5sqm for run.
200sqm plus addiƟonal
of 7.5.
feed through food scraps
Space leŌ is 11,937sqm / 500 people = 239sqm
16 500kg 500 people x 33kg = 16,500kg / 400kg as one cow
500 people x 37.8kg = 18,900kg / 2.7kg as one chicken
500 people x 24.4 = 12,200kg / 280kg as one pig
= 42 cows rounded to 45 Cows x 10,000sqm = 450,000sqm or
= 7000 Chickens x 2sqm = 14,000sqm or
= 43 Pigs x 200sqm = 8,600sqm or
45ha for caƩle
1.4ha for chickens
.86ha for pigs
Feed them
per dwelling which ‘variety food gardens’ to support this is more then enough for
community. The land could also be added to exisƟng farming to system to specƟalise one more then other. PotenƟal to become proĮtable.
:40,000
Wodonga Leneva / Baranduda Development Tangambalanga Poddy Calf Kiewa Murray Goulburn Milk Factory Surrounding dairy farms that supply the poddy calves
A hint of what is to come / Where I want to be... This is a design itera on that I previously started a er the Re-Valua on ‘conversa ons’. It is a bo om up approach in developing a community with educa on as the catalyst. I could not jus fy some of the moves I was making so moved onto inves ga ng densi es. I wish to return to this itera on and develop further. Design, and its unexpected quali es, could lead me on to other paths from this, however this will be my star ng point a er Land-to-dwelling ra o / rela onship research.
This site has flood plains to the north as well as Retained Environmental network to If nearby roads are formalised, the site has good access from multiple sides as well as two existing dams. Thi site has good access with adjacent road being the main road from Baranduda to Wodonga and suffucuent environmental network / flood plain
Projection
I will develop further on the ‘Feed them’ conversa on and then take this idea through a further itera on to see what more I can get out of a Land-to dwelling ra o / rela onship study. By pushing this concept further, I hope to have a be er understanding of the ideal residen al and environment density to maximise poten al for local character to excel. From the research up to date and the planed Land-to-dwelling ra o / rela onship itera on, I understand these processes through a top down approach to designing development. I plan to use the understandings from all lenses and conversa ons as a pale e to assist in the approach for bo om up technique designs. Through this I hope to find a manner in which living environments can connect inhabitants to their surroundings and develop the local character of the region.
Bibliography
• Image Set #02- Colonizing the Void, Adriaan Geuze, West 8 Landscape Architects, Ro erdam • h p://www.brisbane mes.com.au/queensland/the-death-of-the-australianbackyard-20090413-a4ha.html • h p://www.actpla.act.gov.au/__data/assets/pdf_file/0015/13704/Tony_Hall_-_ Death_of_the_Australian_Backyard_paper.pdf • Wodonga Livestock Exchange Informa on Memorandum 20 December 2007. • h p://www.abs.gov.au/AUSSTATS/abs@.nsf/DetailsPage/3218.0200203?OpenDocu ment • h p://www.wodonga.vic.gov.au/news/images/Saleyards_EOI_appendix_one.pdf • Wodonga- Retained Environmental Network. Published by Albury-Wodonga Corpora on • Robin Boyd, A Life. Geoffrey Serle. Melbourne University Press
Hall, The Death of the Australian Back Yard,
Seddon, 1994, The Australian Back Yard