P RO P O S AL Nicole Daw 5690784
Contents Recreation 5 Housing 7 Reclaimed Land The edge
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Transport 13 Environement 15 Positive Coastal Structures
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Oysters and Seaweed
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Utilizing tides to compress and expand space 20 Water as a Device 21 Experience
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Initial Design Response
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Images 27
Recreation This site offers immense amenity to the community. Locals have always used the marina for recreational purposes and it is a perfect site for recreation due to its safe and windy positioning in the harbor. However some of the recreational activities are hindered by the current state of the site. Thus I propose to enhance recreation and leisure at the Bayswater Marina. This will also become a destination point for tourists visiting the CBD. Some of the activities and facilities may cater to swimming, kayaking, sailing, windsurfing, paddlebaording, walking, cycling, sunbathing, and picnicking. Two facilities to consider would be boat/rowing club and a food and beverage place.
Refer to: Potential of a Wasted Site - Site, pg. 2 Land Ownership - Context, pg. 11 Seabed and Foreshore Ownership - Context, pg. 13
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{WHITAKER HALL}
• Low-rise building. • Houses 172 residents each year. • 152 single rooms, six twin-share rooms, and four twin-share deluxe rooms available. • Security access system. • Single gender and/or alcohol free corridors available. • Responsible use of alcohol allowed in individual rooms. • Common areas are alcohol free. • During examination periods an alcohol ban is in place throughout the Hall. • Single students only, cannot accommodation couples or families. • This residence is available to school leaver students aged 17-19 years. • No access. Fully furnished bedrooms, each bedroom contains: • One single bed. • One desk and chair. • One wardrobe. • One wall-mounted heater - centrally heated. Unisex communal bathrooms available throughout the buildings, shared between 5-12 students. Each bathroom contains: • Lockable showers. • Lockable toilets. • Hand basins.
27 WHITAKER PLACE, AUCKLAND CBD •
Standard Single Room $349 per week
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Twin-share Room (per bed) $290 per week
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Deluxe Twin-share Room (per bed) $335 per week
All 2015 weekly fees are quoted in $NZD
Standard Single Room
Standard Twin-share Room
{PARNELL STUDENT VILLAGE}
Fully-catered Hall of Residence • Breakfast, lunch and dinner served on week days, brunch and dinner served on the weekends. • Vegetarian and meat options are available at lunch, brunch and dinner. • Packed lunches and late dinners are available by arrangement. • Kitchenette with fridge, microwave, and kettle available in each common room. Meal Times: • Breakfast: 7.15am – 9am • Lunch: 11.50am – 1.30pm • Dinner: 5.30pm – 7pm • Brunch served on the weekends: 10.30am – 2pm
Standard Single Room $244 per week
All 2015 weekly fees are quoted in $NZD This residence offers discounted rates for 52 week residential periods - see the Table of Fees for this residence.
5 bedroom flat
• No on-site parking available.
• Music practice room available with 2 pianos and a drum kit. A third piano is available in the dining room. • Academic mentoring and study support sessions organised during the year. • Study room available suitable for solo or group study sessions. • Light reference/reading library available. • Big Screen Sky television lounge. • Three common rooms with television and DVD players. • Large outdoor barbecue patio. • Full size artificial turf tennis/volleyball. basketball court. • Games room equipped with pool table, foosball and table tennis. • University Recreation Centre is a 5 minute walk away; membership is included in the residential fees. • University General Library (centre of the city campus) – 5 minute walk • Grafton Campus – 10 minute walk. • Parnell/Newmarket shopping precinct – 20-30 minute walk • Epsom Campus - 25 minutes by bus.
• Limited parking available. • $25 per week.
• No access.
• No lockable bike shed available, but there is an outdoor bike rack on-site.
• Residents provide their own pillow, blankets, linen, and towels. • Alternatively, linen packs can be purchased from the residence upon arrival. The pack includes pillow/pillow case, two sheets, and duvet/duvet cover. • Two communal coin operated laundries with ironing facilities available in each flat. • Residents are responsible for cleaning their own rooms and flats. • Gardens and grounds attended to regularly.
In response to the current housing proposal at Bayswater, the public and private issues, and Auckland housing issues, if accommodation is to be developed on this site, I think there is a more appropriate proposal than the 125 “affordable” units. I propose housing for tertiary students.
• Lockable bike storage.
• Single students only, cannot accommodate couples or families. • This residence is suitable for students aged 18+ years.
Self-catered residence • Furnished kitchen with fridge, oven, microwave, toaster and kettle. • Basic kitchen pack provided with kitchen utensils and crockery.
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• Internet access through the University ResNet system available in all rooms, and is included in the residential fees. Residents must provide their own Ethernet cable. • Wi-fi available in study room and library only. • Computer lab available, equipped with computers and printer/ photocopier facilities (B&W A4 and A3 available – charges apply).
• Residential fees include reasonable use of all electricity, heating, gas and water charges.
One or two bathroom per shared flat. Each bathroom contains: • One lockable shower. • One lockable toilet. • One hand basin/vanity.
Housing
• Residential fees include all electricity, heating, gas and water charges.
• Multi-level residence consisting of 18 flats. • Houses 91 residents each year. • Four to six students per flat, and one flat with eight. • Residence is fenced with locked gates. • Fully furnished lounge and kitchen. • Responsible use of alcohol allowed in the apartment.
Fully furnished study bedroom. Each bedroom contains: • One king single bed. • One desk and chair. • One heater. • One wardrobe.
8 CLAYBROOK ROAD, PARNELL
• Residents provide their own pillow, blankets, linen, and towels. • Alternatively, linen packs can be purchased from the Hall upon arrival. The pack includes pillow/pillow case, two sheets, and duvet/duvet cover. • Bathrooms are serviced daily. • Communal areas are serviced daily. • Gardens and grounds attended to regularly. • Two communal laundries available. • Ironing facilities available.
• Internet access through the University ResNet system available in all rooms and is included in the residential fees. Residents must provide their own Ethernet cable.
• No additional on-site study facilities. • Televisions supplied in every flat. • Large grass area available for outdoor activities with outdoor volleyball net. • University Recreation Centre is a 15 minute walk away; membership is included in the residential fees. • Communal BBQ provided for residents use. • Sports equipment and board games are available for students to borrow. • University General Library (centre of the city campus) - 20 minute walk. • Auckland Domain - 2 minute walk. • Grafton Campus - 10 minute walk. • Epsom Campus - 25 minutes by bus. • Parnell/Newmarket - 10 minute walk.
•There is demand for student housing near the CBD – provides housing to a wider segment of the population that would benefit more than selling to rich couples and families. •Really these days there are very few spaces that are truly public anymore. Tertiary housing finds a middle ground between publicness wanted by the community and private accomodatinon of the developers proposition. The occupants don’t own the land thus reduced sense of it being private, facilities can be communal and shared and a sense of friendly community tends to get built up in student accomodation. •Students living in halls are less likely to have or need a car as opposed to the current market that is being targeted. •Students are more tolerant and participatory in nighttime activities than families. •Students will most likely support and participate in recreation and activities around the site. •Due to the location of the site in relation to the university campus, there would be definite use and demand for ferry thus making it more economically feasible to upgrade •Student housing draws a diverse range of people •Student accommodation would ensure occupation throughout winter, which hotels may not, and as student accommodation tends to empty out over the summer holidays, there is potential for the empty accommodation to be let out to tourists. •Accommodation on a site like this provides the best of both city and nature, which may be easier and more appealing to students transitioning to the city for the first time. •Current proposal - 125 units sold at $500,000=$62500000 – at minimum •Student accommodation - 200 people paying $10,000 per 38weeks ($250 per week) = $2000000 (note that some of that money will go towards food, power ect.) The remaining 14 weeks with possible use by tourist would amount to $800000 at the same rate as above. •Students studying ecology may benefit from and become involved in remediating the environment Refer to: Housing – Context, pg. 17 Zoning - Context, pg. 15 Land Ownership - Context, pg. 11 Seabed and Foreshore Ownership - Context, pg. 13 Transport - Context, pg. 19
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Reclaimed Land These examples to the left share a synthetic, manmade landscape quality that can be compared to the artificial nature of reclaimed land. These examples celebrate re-imagine the ground and composition of material, and most importantly celebrate their artificialness and employ it as a tactic to signify public realm. Even though these examples are quite loose in their program and use, they utilize topography and material to indicate and guide the use of the site. The urban beach as a typology has become quite popular, as have tidal pools and urban parks. Essentially urban beaches are giant sand boxes but signify the idea of and perform as a beach. The curated nature is imaginative and playful, promoting a festive occupation of space that in turn creates memorable, unique public places. Additionally the process of reclaiming land involves dredging the seabed, which is continually done at Bayswater but for the reason of maintenance of silt. This process needs investigation, especially in relation to remediating the ecology.
Refer to: Reclaimed Land -Site, pg. 9
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The edge I propose to embrace and remediate the connection and interaction of people with the waters edge to enhance people’s ability to freely act, utilize and move around the site, creating a positive experience, and increasing desirability of being at the Marina. To the left are a range of differnet examples of how the coastal egde can be approached, interacted with and even blurred. In addition to this, I also propose to investigate the nothion of edge as an architectural device, which is discussed in the Site report, to create an architecture that also prioritizes the principles of connection and relationships over the entire site and engages the visitors both physically and mentally. Refer to: The edge - Site, pg. 11 Connection With Water - Site, pg. 13
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Transport I propose an upgrade in the ferry terminal to make the public transport more desirable and easier to use for the community. This includes waiting, and legibility of services and access. Considerstion is to be given to people who arrive to the ferry by foot, bike, car and bus. A re-thinking of the current park and ride services is imperitive. It would also be beneficial, not only for Bayswater but the entire wider area, to work with the proposed sky path for the generation of an effective, holistic and intergrated transport network. Refer to: Transport - Context, pg. 19
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Environement As discussed in the Site report, it is imperative to address the environment at Bayswater for many reasons. Specifically, I intend to give consideration to wildlife that co exists at site, quality of water, polluting runoff, and siltation which currently requires maitinance dredging. I propose to develop sensitive, integrated structures that engage and establish a positive mutually beneficial relationship of people, the built environment with marine ecosystem, exploring the idea discussed in Nature verse Artifical in the Site report. Refer to: Pollution - Site, pg. 15 Nature verse Artificial - Site, pg. 17 Resource Management Act - Context, pg. 25
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Positive Coastal Structures In response to the restrictions on use of coastal marine area and the Resource Management Act impling that buildings are detrimental to their surrounding environment, these are examples of structures that have minimal impact on the environment, some of which even have a positive and productive impact such as the Mifordsound Marine Research Centre that creates and artificial habitat that marine life have thrived on. This buildings construction and implementation did not have an adverse effect on its surrounding environment, it is buoyant and only touches the cliff very lightly at one point for support. The other images include artificial reefs, removable housing, and buoyant structures.
Refer to: Resource Management Act - Context, pg. 25
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Oysters and Seaweed Improved water quality
Nutirent uptake, sequestration and filtration
Substrate for hard bottom benthos and refuge for other biota
Reduced sediment resuspension
I propose to remediate the marine environment through harnessing the biological power of oysters and seaweed. This has the regenerate an ecology over time that was regenerative and cleaning and productive. • Climate Change - Kelp absorbs five times more carbon than land-based plants. • Water Quality and filtration - Shellfish and seaweed draw out nitrogen out of the water which is vital for restoring water quality. Oyster are filter feeders. One oyster can filter up to 50 gallons of water a day and thus oyster reefs can significantly improve water quality and clarity. Also oysters reduce sediment resuspention. • Biofuel: Seaweed can be made into a biofuel, which is an alternative to unsustainable use of oil. • Synthic - Oysters can agglomerate onto each other thus what starts off as an artificial ecology would eventually form a natural ecology and reef structures. • Restoring Habitat: Oysters are the bedrock of harbor ecosystems. Many species depend on them; they provide habitats for many marine species and many species use them as a food source. Thus this proposition would attract marine life and biodiversity back to the barren, dredged patch of the harbour re-establishing a rich, robust ecosystem. Common oyster predators include crabs, seabirds, starfish, and humans, and fish will also be resultantly drawn in by these organisms. • Food – Generates a local food source • Cost - Low economic approach to remediating the marine environment Refer to: Reclaimed land - Site, pg. 9 Pollution - Site, pg. 15 Nature verse Artifical - Site, pg. 17
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Water as a Device As discussed in the site report, it is clear that the site is constantly being shaped by the elements. However in addition to the obvious erosion and material weathering, water could be used as a device, through harnessing its natural behaviour, to shape architectural experiences and spaces. This would create a locally unique place and experience that is distinctive to site and to the point in time at which it is experienced, making for a forever interesting, slightly different place to return to. Further investigation into this could draw on the section Experience in the site report as it discusses temporal, oscillating motion of water and the associated engagement with people. Water also has many more charectoristics that could be explored to create conditions such as its reflective, calm qualities and sounds creating soothing, relaxing and contemplative experiences. Refer to: Waters Significance - Site, pg. 19 Experience - Site, pg. 21 Transformation - Site, pg. 23
L.T
H.T
Utilizing tides to compress and expand space
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Experience Through stimulating curiosity, people will want to explore the site and resultantly will be an active participant that engage with their surroundings, creating their own pleasurable forms of recreation, and discovering and using locations as they please. This may be achieved through a series of unfolding different views, spaces and conditions. Creating a prominade where elements are screened, denied and slowly revealed, will make for a more intriguing journey, a more rewarding arrival and an overall richer experience. Refer to: Throughfare versus Destination - Site, pg. 7 Experience - Site, pg. 21
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Initial Design Response This image is a first initial reaction of a proposition in response to recreational needs and environmental remediation. The buoyant structures provide recreational facilities, whilst having minimal negative impact on the environment, and cleainging and regenerating the marine ecosystem at the same time resulting in coastline that is productive as opposed to being purely for consumption.
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Images (from left to right)
Recreation 5 Fig 1 - Faaborg Harbour Bath JDS Architects Fig 2 - Thames baths - Studio Octopi Fig 3 - Sugar Beach - Claude Cormier Architectes Paysagistes Inc Fig 4 - Kastrup bath - White arkitekter AB Fig 5 - Canoe storage
Housing 7 Fig. Whittiker Hall Fig. University of AUckland hall - Warren and Mahoney Fig. Parnell Student Village
Reclaimed Land
Fig. The Highline - Diller, Scofidio and Renfro Fig. The Wavefield - Maya Lin Fig. Central Park - “Synthetic arcadian carpet” - Rem Koolhaus Fig. Playground - Rainer Schmidt Fig. Sugar Beach - Claude Cormier Architectes Paysagistes Inc Fig. Floating Beach - Dutch Docklands Fig. Process of dredging
The edge
Fig. Sugar Beach - Claude Cormier Architectes Paysagistes Inc Fig. Waterfront - Dorsch Fig. Copenhagen Harbour Baths - PLOT Architects Fig. Edithburgh tidal pool Fig. Sea Organ - Nikola Bašić Fig. St Marks Square, Venice - Frequent flooding
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Transport 13 Fig. Yokohama Ferry Terminal - Foreign Office Architects Fig. Westend ferry terminal - Cox Rayner Architects Fig.South San Franscisco Ferry Terminal - FMG Architects Fig. Ferry terminal - Marge Arkitekter Fig. Communication linge ferry terminal - Knut Hjeltnes Fig.South San Franscisco Ferry Terminal - FMG Architects Fig. Waterfront Warf - EE& K Fig. Waiheke Ferry Terminal Fig.Hobsonvill Point ferry warf
Positive Coastal Structures
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Oysters and Seaweed
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Water as a Device
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Fig. Hut on sleds - Crosson Clarke Carnachan Architects Fig. Artifical reef Fig. Milford Sound Marine Research Center - Pattersons Architects? Fig. Makoko Floating School - NLE Architects Fig. Teatro del Mondo - Aldo Rossi Fig. Oysters using concrete structure to grow on
Fig. Oyster ecosystem impacts Fig. Oyster farm Fig. Ocean farm Fig. Oyster farm Fig. Oystertecture
Fig - Blurr Building - Diller, Scofidio and Renfro Fig - Water refracting light Fig - Teatro del Mondo - Aldo Rossi
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