THE LIVING GRID
URBAN BLOCK TOWER
Housing in the Hoddle Grid
06
08 03 07 01 09
02 04 05
Existing Residential Buildings Figure Ground
100m 200m
02
03
GORDON PLACE Historic Boarding House Conversion
151-157 LATROBE STREET 2-Storey Townhouses with private street
05
06
EARLY RESIDENCES
01
PARAMOUNT APARTMENTS Apartments with Retail Arcade
MEDIUM DENSITY
04
51 SPRING ST FENDER KATSALIDIS Office To Boutique Residence Conversion
SPECULATIVE DEVELOPMENT
HERO APARTMENTS NONDA KATSALIDIS Boutique Apartments with Street Retail
09
08
07
WEST SIDE COTTEE PARKER Residences, Offices & Hotel
DRILL HALL MGS ARCHITECTS Social Housing and Community Center Page 75 of 96
View from corner of Queen & Little Londsale Street looking North
74
QUEENS PLACE FENDER KATSALIDIS, COX Residences, Retail & Offices
350 Queen Street, Melbourne
BEYONCE ELLENBURG FRASER Residences & Retail
RESIDENTIAL TOWER + PODIUM = PODIUM TOWER
PROPOSED PODIUM TOWERS FOR CBD:
1. No control over adjacent development 2. No Tower Separation Regulation 3. Small plots with limited practical setbacks 4. Poor Apartment Environments 5. Duplication of amenities and uses 6. Objectified Podiums
PODIUM TOWER:
1. No Control Over Adjacent Development
EXISTING RESIDENTIAL BUILDINGS Current Housing Stock of 68,000 homes, a mix of low rise apartments and high density towers.
FACTORS:
Ex-Industrial & Warehousing Land Uses
Development Contributions exceeds 18:1 FAR
where development
Developments approved by MInister of Planning
100m 200m
PODIUM TOWER:
2. No Tower Separation Regulation
CASE STUDY: WEST SIDE PLACE RESIDENCES & RITZ CARLTON HOTEL
NEW
10
160
275
EXISTING
30
55
10
56
10
27
41
30
CASE STUDY: UPPER WEST SIDE TOWER RESIDENCES
NEW
170
EXISTING
20
EXISTING
19
5
15
29
5
50
10
27
43
30
PODIUM TOWER: 3. Small Plots With Limited Practical Setbacks
S
100
210
100
15
50
L
M
10
100
30
LARGE PLOTS
30
200
MEDIUM PLOTS
SMALL PLOTS
PODIUM TOWER: 4. Poor Apartment Environments
CASE STUDY: UPPER WEST SIDE TOWER RESIDENCES
URBAN BLOCK TOWER 1. Block Level Design
RESIDENTIAL TOWER + FINE GRAIN
1. Block-Level Design 2. Tower Separation 3. Distributed Development Contributions 4. Solar Access to Living & Public Spaces 5. Shared Spaces and Amenities 6. Fine Grain Opportunities
N BLOCK = URBAN BLOCK TOWER
3
3
SEATING
SIDEWALK PARKING CYCLE
3 2
4
2 8
2
SIDEWALK
PARKING
4
PARKING
SIDEWALK
LANEWAY
2
LANE
N ST
SEATING
TRAM
3 TRAM
4 4
LITTLE ST
3
2 PARKING SIDEWALK
3 CYCLE
URBAN BLOCK TOWER 2. Tower Separation
MAIN ST
2 3 5
URBAN BLOCK TOWER 3. Distributed Development Contributions
Solar Power Production
Roof
Local Playground
Li
Sewerage Water Recycling Plant District Heating & Cooling Car Park
Subsurface/Block-Level Infrastructure Systems
Community Land Trust & Non-Profit Development
f Garden
Public Open Space
ibrary/School
Public Park
URBAN BLOCK TOWER
7
36
7
4. 50Solar Access to Living Spaces
SLAB/ROWS
15
20
15
50
PERIMETER BLOC 12
23
12
6
12
23
47
SUN STUDY: OPEN BLOCK TYPE
7
23
5
12
7
5
6
7
5
12
7
5
7
5
23
47
SUN STUDY: CLOSED BLOCK TYPE
7
5
7
5
12
47
5 45
12
47
45
e ic e st ic l o lst S o S er m inox ter m n u Su Eq Wi 7
5
15
43
70
15
100
7
35 37
18
12 100
19
14
4533
19
100
14
33
7 100
7
19
7
7
33
48
100
36
7
50
19
14
15 19 3
33
15 14 7
19 15
33
3
100 33
715
7
5
5
12
15
9
35
100
24
9
33 7
24
9
33 11
12
33
100 11 7
14
25
25 50
15
4
25
8
15
4
12
25
23
11
14
25
11
7
7
11
11 25
25
6
7
25
4
15
12
14
8
15
4
25
23
12
47 11
7
25
25 100
50
14
12
47
100
25
7
13
40
47
SUN STUDY: CLOSED BLOCK TYPE
e ic e st l ic So lst o r S e m inox er t m u n i Su Eq W
URBAN BLOCK TOWER 4. Solar Access to Public Spaces DAILY SHADOW RANGE (MARCH EQUINOX) 150m Tower: 515m
125m
9AM
12PM
75m Tower:
220m 58m
9AM
12PM
N 100m 200m
SHAPING OF TOWERS BY SUNLIGHT ACCESS REQUIREMENTS OF PUBLIC SPACES:
YEARLY SHADOW RANGE (MARCH EQUINOX)
150m Tower:
W in te r
55 0m Su m m er 20 0m
5PM
DEC
MAR/SEP
JUN
9AM
12PM
20 Su 0m m m er 10 0m
75m Tower:
W in te r
-
5PM
DEC
JUN
9AM
12PM
PODIUM TOWER:
5. Duplication Of Amenities And Uses
CASE STUDY: WEST SIDE PLACE RESIDENCES & RITZ CARLTON HOTEL RITZ CARLTON HOTEL, 263 Suites
Existing Central Equity Apartments
Day Spa Restaurants And Bars Concierge Services Function Rooms Business Centre 500-Seat Grand Ballroom
Pool Gym Carpark
WEST SIDE PLACE, 2600 Apartments Pools & Gyms Karaoke Cinema Gardens Open Terraces Lounge Areas Meeting Rooms Study Pods Business Centre
LO NS DA LE
SWIMMING POOLS FROM CASE STUDIES:
ST
T
GS KIN
MANHATTAN TOWER 641 Apartments 1, 2 & 3 bedroom
CASE STUDY: UPPER WEST SIDE TOWER RESIDENCES
THE FIFTH 402 Luxury Apartments 51 Storeys 165 metre tower
Swimming Pool Sauna Gym
206 car parks 5 retail tenancies, Pool, gymnasium Designer Gardens
MIDTOWN 282 Apartments 1, 2 bedroom
MADISON TOWER 584 Apartments 1, 2 & 3 bedroom
30 Storeys HUDSON TOWER 720 Apartments, Studio, 1 & 2 bedroom
Existing Apartments
Swimming Pool Sauna Gym PODIUM Garden BBQ Function Room Study Room Bouldering Wall LANEWAY Art Gallery Restaurants Cafe
SP EN CE RS
T
T
ES RK U BO
PODIUM TOWER:
6. Objectified Podium
CASE STUDY: WEST SIDE PLACE RESIDENCES & RITZ CARLTON HOTEL
Large grain creates singular experience at Street Level
Mechanical Exhausts Decorative Podium Facade with illegible uses Few entries at street Transparency at street level for retail outlets
CASE STUDY: UPPER WEST SIDE TOWER RESIDENCES
Opaque & Recessed Balconies Decorative Facade Dark Illegible Street Frontage Few entries at street level Inactive Heritage Facade Dark Enclosed Laneway Thoroughfare
URBAN BLOCK TOWER 5. Shared Spaces and Amenities
RESIDENT’S PROGRAM
Verandah Workshop Playground Exercise Yard
NEIGHBOURHOOD/DISTRICT PROGRAM
Post Office Laundromat Gym/Sports Facilities Grocery Bakery Childcare Center
PUBLIC PROGRAM
Offices Retail Restaurants & Cafes Travel Agency Cinema
Resident’s Program
m
Resident’s Program
Community Facilities/Program
Neighbourhood Program
Public Program
URBAN BLOCK TOWER 6. Fine-Grain Opportunities FINE-GRAIN LOW-RISE URBAN BLOCK WITH HIGH-RISE RESIDENTIAL TOWER
1,700 est.
INHABITANTS/HA
FINE-GRAIN LOW-RISE URBAN BLOCK
600 est.
INHABITANTS/HA
URBAN BLOCK TOWER 6. Fine-Grain Opportunities
Housing Co-operative
Self-Builders
Small Dev
e
veloper
Emergency Housing
Co-Housing
PODIUM TOWER Cumulative Effects Looking at the densification 8 blocks in the Hoddle Grid, the densification that is happening has changed the urban fabric of the area fundamentally.
2010
2020
URBAN BLOCK TOWER Cumulative Effects
TEST 6OPEN TYPE / FINER SUB Proposed Typology Scenario
Proposed Typology Scenario
PODIUM TOWER Socio-Economic Effects
$ $
$
$
$
$
$
$
$
COMMODIFIES THE CITY
DIFFICULT TO DEMOLISH, REDEVELOP OR AD
PODIUM TOWER INCREASES HOUSING SUPPLY
$ HOUSING IS NOT MORE AFFORDABLE
STANDARD APARTME LACK HOUSING DIVE
DAPT
MAKES THE AREA MORE EXPENSIVE
COMPETITION LEAVES SMALL-LOCAL DEVELOPERS, COOPERATIVES AND NON-FOR-PROFITS TO BUILD IN SUBURBS
X
?
?
$
ENTS ERSITY
X
URBAN BLOCK TOWER Socio-Economic Outcomes
BASIC - UNITS BASIC - UNITS
HEIGHT CONTROL HEIGHT CONTROL
LOWER SMALL-
DEVELOPER CONTRIBUTIONS
$
FUNDING FOR COM TRUSTS AND HOUSI
RETAINING FINE
OWNERSHIP OF THE FINE-GRAIN IS DISTRIBUTED, WITH A MAXIMUM NUMBER OF 3 ADJACENT PLOTS UNDER ONE DEVELOPMENT.
MORE OPPORTUNITIES FOR SMALL ORGANISATIONS, LOCAL DEVELOPERS, COOPERATIVES AND NON-FOR-PROFITS TO BUILD IN CITY MORE AFFORDABLE HOMES FAMILY-FRIENDLY APARTMENTS AND OPEN SPACES LESS RISK OF VACANCY AND REDUNDANCY LESS WELFARE SPENT ON RENTAL ASSISTANCE, HOMELESSNESS
SHARED INFRASTRUCTURE AND SERVICES
MORE LOCAL SERVICES AND NEIGHBOURHOOD SPACES
R BARRIERS TO ENTRY FOR -SCALE & LOCAL DEVELOPMENT
MMUNITY LAND ING ASSOCIATIONS
E-GRAIN OVER TIME
HIERARCHY OF PUBLIC-LOCAL SPACES ENABLES A RANGE OF RENTAL RATES
$
$
PUBLIC PLAZA
LITTLE STREET
$
LANEWAY
$
MAIN STREET
IMPLEMENTATION STUDIES
CLOSED
T YPOLOGIES
13
40
47
TYPE
47
9
7
21
35 9
47
21
IMPLEMENTATION STUDY: 13 5 30 5 13 22 13 CLOSED COURTYARD TYPOLOGY SUBDIVISION
13 5
30
13
40 SOLAR
5 13
22
13
47
ACCESS
SECTION
100
12
26
12
38
12
PLAN
26 50
24
26
12
50 e ic e ic lst st So ol er x rS o m te in m n u i Su W Eq
12
12
COMMUNITY BUILDINGS AS THRESHOLDS TO CONTROL PRIVACY OF SPACES
CONTINUOUS STREET FRONTAGE WITH ENTRIES INTO OTHER WORLDS
IMPLEMENTATION STUDY: CLOSED COURTYARD TYPOLOGY
RESIDENT’S PROGRAM
Verandah Workshop Playground Exercise Yard
NEIGHBOURHOOD/DISTRICT PROGRAM
Post Office Laundromat Gym/Sports Facilities Grocery Bakery Childcare Center
PUBLIC PROGRAM
Offices Retail Restaurants & Cafes Travel Agency Cinema
Resident’s Program
m
Resident’s Program
Community Facilities/Program
Neighbourhood Program
Public Program
IMPLEMENTATION STUDY: CLOSED COURTYARD TYPOLOGY
MANDATORY TOWER SEPARATION 25m distances between towers safeguards the privacy, views and design considerations of each tower.
DEVELOPMENT CONTRIBUTIONS Towers are allowed to exceed plot ratio and height restriction to increase the yield of the site. This creates the funding for public & shared infrastructure.
OWNERSHIP Fine-grain qualities of the urban block is retained by prohibiting a single developer/owner over more than 3 adjacent plots, more plots can be developed if they are dispersed in the block.
URBAN BLOCK
FINE GRAIN
2 TOWERS
10,000 m2
5,420 m2
1,475 m2
69,600 m2
24,300 m2
66,000 m2
73%
100%
100%
27%
9-22m
BUILDING HEIGHT
150/170m
PUBLIC OPEN SPACE
7
4.5
45
91% approx
>15
2
970
220
750
2350 approx.
550 approx.
SITE AREA
GROSS FLOOR AREA
PLOT COVERAGE
BLOCK RATIO
GFA FOR HOUSING
PLOT AREA
GROSS FLOOR AREA
PLOT COVERAGE
PLOT RATIO
# DEVELOPERS
PLOT AREA
GROSS FLOOR AREA
PLOT COVERAGE BUILDING HEIGHT
PLOT RATIO
# DEVELOPERS
DENSITY
DWELLINGS/HA INHABITANTS/HA
DWELLINGS/HA INHABITANTS/HA
ASSUMPTIONS • Average household size is 2.5. • Average dwelling is a 85m2 2-bedroom unit.
DWELLINGS/HA
1,800 approx.
INHABITANTS/HA
IMPLEMENTATION STUDY: CLOSED PERIMETER BLOCK TYPOLOGY IN CITY WEST
FIGURE GROUND
TOWER SEPARATION
210
WILLIAM ST
30 10
100
LA TROBE ST
100
LT BOURKE ST
BOURKE ST
200
32 430
200
450
LONSDALE ST
KING ST
SPENCER ST
LA TROBE ST
100
100
LT BOURKE ST
BOURKE ST
BOURKE ST
200
32
200
200
32
200
430
430
210
WILLIAM ST
30 10
100
LA TROBE ST
450
LONSDALE ST
KING ST
SPENCER ST
LA TROBE ST
100
LT BOURKE ST
BOURKE ST
200
32
200
430
PUBLIC SPACE NETWORK
PRIVATE OPEN SPACES AT GROUND LEVEL
450
30 10
100
30 10
450
LT BOURKE ST
LA TROBE ST
100
LA TROBE ST
OPEN
T YPOLOGIES
IMPLEMENTATION STUDY: OPEN ROW TYPOLOGY
TYPE
SOLAR ACCESS
PLAN
10 45
100
45
SECTION
11 7 11 7 11 7 3 22 3 7 11 54
28
18
e ic lst So r e x m no t m ui in Su W Eq
rS te
PUBLIC-PRIVATE INTERFACES
STREETS AS INHABITABLE PUBLIC SPACE
e ic st ol
IMPLEMENTATION STUDY: OPEN ROW TYPOLOGY
RESIDENT’S PROGRAM Garden Verandah Work Yard
NEIGHBOURHOOD/DISTRICT PROGRAM Post Office Laundromat Gym/Sports Facilities Pool Grocery
Neighbourhoo
PUBLIC PROGRAM Offices Retail Restaurants & Cafes
od Program
Public Program
Resident’s Program
Resident’s Program Public Program
IMPLEMENTATION STUDY: OPEN ROW TYPOLOGY
MANDATORY TOWER SEPARATION 25m distances between towers safeguards the privacy, views and design considerations of each tower.
DEVELOPMENT CONTRIBUTIONS Towers are allowed to exceed plot ratio and height restriction to increase the yield of the site. This creates the funding for public & shared infrastructure.
Public Spaces & Street Network Subsurface Infrastructure Shared Carpark Community Land Trust/ Housing Association
OWNERSHIP Fine-grain qualities of the urban block is retained by prohibiting a single developer/owner over more than 3 adjacent plots, more plots can be developed if they are dispersed in the block.
URBAN BLOCK TOTAL
FINE GRAIN BLOCK
TOWER
10,000m2
6,500 m2
1,600 m2
216,000 m2
32,000 m2
95,000 m2
74%
84%
100%
10%
9-22m
BUILDING HEIGHT
170m
PUBLIC OPEN SPACE
13
5
59
SITE AREA
GROSS FLOOR AREA
BLOCK COVERAGE
BLOCK RATIO
97% approx
GFA FOR HOUSING
PLOT AREA
PLOT AREA
GROSS FLOOR AREA
GROSS FLOOR AREA
PLOT COVERAGE
PLOT COVERAGE BUILDING HEIGHT
PLOT RATIO
>15
# DEVELOPERS
PLOT RATIO
1
# DEVELOPERS
DENSITY
880
250
630
DWELLINGS/HA
DWELLINGS/HA
2200 approx.
625 approx.
1575 approx.
DWELLINGS/HA INHABITANTS/HA
INHABITANTS/HA
INHABITANTS/HA
IMPLEMENTATION STUDY: OPEN ROW TYPOLOGY IN CITY WEST
FIGURE GROUND
TOWER SEPARATION
SPENCER ST
210
WILLIAM ST
30
450
LT BOURKE ST
LONSDALE ST
LA TROBE ST
100
LA TROBE ST
10
KING ST
LT BOURKE ST
100
SPENCER ST
LONSDALE ST
KING ST
LA TROBE ST
LA TROBE ST
BOURKE ST
200
BOURKE ST
32 430
200
200
32 430
200
30
45
10
100
LA TROBE ST
100
LT BOURKE ST
BOURKE ST
200
32
200
430
KING ST
SPENCER ST
210
WILLIAM ST
30
450
LT BOURKE ST
LONSDALE ST
LA TROBE ST
100
LA TROBE ST
10
LONSDALE ST
LA TROBE ST
KING ST
LT BOURKE ST
100
SPENCER ST
LA TROBE ST
BOURKE ST
200
BOURKE ST
32 430
PUBLIC SPACE NETWORK
200
200
32 430
PRIVATE OPEN SPACES AT GROUND LEVEL
200
CASE STUDY: 250 SPENCER ST
DATA
DENSITY
11,759 m2
33
2784
394,855 m2
95%
6700 approx.
81.5%
275m
SITE AREA
GROSS FLOOR AREA
PLOT COVERAGE
PLOT RATIO
GFA FOR HOUSING
DWELLINGS/HA INHABITANTS/HA
BUILDING HEIGHT
CASE STUDY: 220 SPENCER ST
DATA
DENSITY
8,900 m2
24
2700
216,000 m2
97% approx
7000 approx.
SITE AREA
GROSS FLOOR AREA
100%
PLOT COVERAGE
PLOT RATIO
GFA FOR HOUSING
170m
BUILDING HEIGHT
DWELLINGS/HA
INHABITANTS/HA
IMPLEMENTATION STUDY: OPEN BLOCK
DATA
DENSITY
10,000 m2
13
880 est.
216,000 m2
97% approx
2,200 est.
74%
170m
SITE AREA
GROSS FLOOR AREA
PLOT COVERAGE
PLOT RATIO
GFA FOR HOUSING
DWELLINGS/HA INHABITANTS/HA
BUILDING HEIGHT
IMPLEMENTATION STUDY: CLOSED BLOCK
DATA
DENSITY
10,000 m2
7.4
780 est.
74,000 m2
93% approx
1,900 est.
73%
170m
SITE AREA
GROSS FLOOR AREA
PLOT COVERAGE
PLOT RATIO
GFA FOR HOUSING BUILDING HEIGHT
DWELLINGS/HA INHABITANTS/HA