//7 WHAT MIXED // WHY MIX ?

The concept behind selecting a mixed use project for studio 10 is to deliver the best method of urban regeneration and development to the section of the Adelaide parklands best suited to future urban development, Rymill park.

This site has been selected for several key reasons, those being its proximity to key Adelaide’s premiere Retail district, and thoroughfare down Rundle Street, secondly is the significant cultural connections (of which will form a key stone of the project) being part of the fringe festival held onsite, and proximity to the Clipsal 500 and tour down under.

The reason for selection the specific combination of typologies is the likelihood for success that follows, the combination is as follows; Multiple civic typologies, residential and commercial typologies.

One of the common techniques that is used as a method of urban development in recent years is cultural regeneration. This is seen as a method of improving the quality of urban life through the development of the unique characteristics of a place and its people.[1]

The Role Of Urban Design In Cultural Regeneration from the Journal of Urban Design argues that urban design is integral to the process of cultural regeneration, in projects such as mixed-use developments. It is suggested that, for improved chances of success, the adoption of a holistic approach to urban regeneration is required, with policy-makers using culture as an organizing principle for city management and urban design.[2] As such the development of studio 10 will be much broader then the architecture itself, with the method in which it integrates with the broader community being integral to the projects success.

The Cultural Quarters as Mechanisms for Urban Regeneration. Part 1: Conceptualizing Cultural Quarters, by J. Montgomery writes specifically about the success for cultural regeneration project. With the Civic section of Studio 10 looking to specially build on the season festival atmosphere already present Rymill park, also providing a successful urban atmosphere all year round, the knowledge gained from this writing is highly valuable.

Montgomery writes of three particular sections, which when followed maximizes the chances for successful cultural regeneration, they are, Activity, Form and Meaning are 3 sections for success[3]

Table 4 of the document breaks down these three sections as follows;

Activity

• diversity of primary and secondary land uses
  • extent and variety of cultural venues and events
  • presence of an evening economy, including cafe ́ culture
  • strength of small-firm economy, including creative businesses • access to education providers

Built form

• fine-grain urban morphology
  • variety and adaptability of building stock • permeability of streetscape
  • legibility
  • amount and quality of public space
  • active frontages

Meaning

• important meeting and gathering spaces • sense of history and progress
  • area identity and imagery
  • knowledgeability
• design appreciation and style

Mixed-use architecture creates an urban environment that is active at all hours, making optimum use of infrastructure and the facilities provided, thus activating the site and providing constant pedestrian movement through and constantly activating the surrounding urban area.[4]

By providing housing near commercial and civic centers, planners could then reduce the dependence of the elderly and children on cars, allowing for greater independence.[5]

By enabling people to live near places where they can shop, work, or play could reduce car dependence and vehicle trips, increase pedestrian and transit use within the CBD, and thus alleviate the environmental consequences associated with automobile use and deliver a greener urban environment.[6]

[1] Wansborough, Matthew, and Andrea Mageean. “The Role Of Urban Design In Cultural Regeneration.” Journal of Urban Design: 181-97.

[2] Ibid

[3] Montgomery, John. “Cultural Quarters as Mechanisms for Urban Regeneration. Part 1: Conceptualising Cultural Quarters.” Planning, Practice & Research 18, no. 4 (2003): 239-306.

[4] Jill Grant (2002) Mixed Use in Theory and Practice: Canadian Experience with Implementing a Planning Principle , Journal of the American Planning Association, 68:1, 71-84, DOI: 10.1080/01944360208977192

[5] Ibid

[6] Ibid

//6

“Mahü” – Clutter / Zeug.

The above image is a reposting from the an architecture blog, specifically the posting “Mahü” – Clutter / Zeug. The posting is simply of the image with no explaining text, only a title, Viel Zeug / Much clutter.

The image is of a small public space in Austria, along the Mariahilfer Straß. However even with a lack of a written explanation, the message is explicitly clear.

The photo defines how significant impact clutter can have on the feeling of public spaces, simply by removing a spall amount of clutter, being a handful of signs and bins.

By doing this, the space becomes more appealing to the public, and generally a more welcoming space, whilst also building on the feeling of open space.

Whilst it will not always be practical or possible to remove all such items from public spaces, it then raises the question, How to better integrate these items within public spaces without creating the sense that the space is filled with clutter ?

Reference

“An Architecture: “Mahü” – Clutter / Zeug.” An Architecture: “Mahü” – Clutter / Zeug. August 15, 2015. Accessed September 29, 2015.

5//Residential Development

The next step in the development of studio 10 will focused on the residential component of the project, with the specific goal of lessening the visual impact of the tower.

Currently the projects core principle is centred on transparency, in the context of the apartments, this is based on delivery highly open living units which are visually open the surrounding parklands. Any further development with the goal of making the project seem ‘invisible’ from the outside will be done whilst attempting to best preserve this principle.

Bellow is an example potential method of achieving this desired outcome.

Fig.1

Here mirrors are used to mask the presence of the building and give mainly a reflection of the surrounding environment. In the case of studio 10 a highly reflective glass, or one way mirror to give the reflective appearance from the outside whilst maintaining the transpaent feeling from the inside.

Bibliography.

Fig.1 – https://www.flickr.com/photos/kenmccown/21215595001/in/album-72157656215965233

//4 The Plaza

What leads to success ? And, How to avoid failure ?

This blog entry will investigate a variety a both successful and un-successful public spaces, and how the plaza component of studio 10 can be designed to best guarantee both immediate and long term success.

Notable success projects and their strengths include;

Grand Place, which features high density, near by parks and green places, gathering point that everyone loves with is what makes it an ideal case study for the development of the studio 10 plaza, as is Plaza Santa, which is highlighted by its comfortably open space, without leaving the inhabitants stranded or leaving empty out of scale places, Fed Square is highlighted by its accessibility and finally the success of Pioneer courthouse square largely comes down to its center location,

The reverse of this is the failed public spaces and what they can be attributed to, they include Empire state plaza whose failure is attributed to its large Empty spaces and out of scale. City hall plaza is let down by the challenging series of steps and concrete surrounds. Finally Schouwburgplein (Rotterdam) where the activity occurs at boundary not within the plaza it self.[1]

The project for public spaces outlines 10 principles for successful squares, they are as follows.[2]

IMAGE AND IDENTITY

The identity and image of a plaza/public space is paramount to its potential success.

Already studio 10 checks this box comfortably, situated in an iconic and sensitive site, building upon it is a controversial move that gives it a broad identity as does the methodical method in which it is done.

ATTRACTIONS AND DESTINATION

Great public places posses a Varity of places within it that appeal to people, in fact the most successful tend to have multiple of the places.

Studio 10 again references this idea, this is achieved primarily through the civic infrastructure, most significantly the two theatre spaces and gallery.

AMENITIES

Public spaces should feature amenities that make them comfortable for people to use. A strategically located bench or bin can alter the manner in which people interact with the space.

The majority of these items, notably benches will likely be removed from the internal plaza itself and located on the fringe of the project boarding with the parkland space surrounding it.

FLEXIBLE DESIGN

The use a plaza spaces are constantly changing, as such it is important for the spaces to be designed with flexibility and adaptability in mind.

The studio 10 scheme is designed with the plaza open, lacking in permanent objects that will be limiting in future activities that may be based within the space.

SEASONAL STRATEGY

The most successful squares are considerate of different events through out the year and are considerate of these events

Two particular events initially come to mind, and will lead to the success of the integrated plaza within the studio 10 project, they are; fringe, which currently has elements positioned on this site, secondly is the Clipsal 500 which is run very close to the site.

ACCESS

A public space or plaza simple must be easily accessible, without so the chances of success drastic diminish.

Positioned on the boundary of the Adelaide CBD and parklands and end of rundle street, the Studio 10 is certainly highly assessable.

THE INNER SQUARE & THE OUTER SQUARE

Visionary park planner Frederick Law Olmsted’s outlined the idea of the “inner park” and the outer square, that the streets and sidewalks had an impact on the accessibility and use, as do the buildings that surround it, he proposed the difference in use of a plaza that was surrounded by large concrete walls, compared to one facing libraries and other highly populated spaces.

REACHING OUT LIKE AN OCTOPUS

This refers to the significance of how the surrounding street lead to the plaza or urban space, and how it can be equally important of the buildings that face directly Onto the square.

This is another of these 10 traits that my design studio 10 adheres to, rundle mall and rundle street, Adelaide’s premier residential thorough fare direct people straight to the project.

THE CENTRAL ROLE OF MANAGEMENT

This Refers to the long term successes of the project rather then the design or immediate success of the project as such is not of much relevance to the blog.

DIVERSE FUNDING SOURCES

Again this principle is low in relevance to the design and development of a plaza, but rather the management and feasibility of upcoming projects.

[1] http://www.citylab.com/design/2011/10/best-and-worst-worlds-public-plazas-and-squares/360/#slide1

[2] http://www.pps.org/reference/squaresprinciples/

//3 ADDRESSING THE ‘UGLY DUCKLING’

The simplistic stacked modular apartment tower formed early in the development process of studio 10, presents as an ‘ugly duckling’ of the studio 10 scheme.

Positioned in a unique and prestigious site, the project as a hole should mimic these traits, currently lacking in the residential component of the project.

Through development of the scheme and research into alternative precedents , reveal the apartment tower segment of the scheme isn’t as far from achieving this desired outcome in its current form as what first appears.

The inhabit blog reveals the Fuzhou Shouxi Building [Fig.1], by Next architects, which uses an undulating flor plan and randomised balcony that doesnt blindly follow the boundaries of the apartments to create unique and invideal spaces with the apartments and thus avoiding repetition.[1]

The QV2 [fig.2] apartment complex, which interesting from certain angles very closely resembles part of the Fuzhou Shouxi Building, reveals that certain apartment layouts within the building very closely resemble that of my current studio 10 project, all be it more rectilinear in the case of studio 10, specifically the centrally located two bedroom apartment[fig.3].[2]

Bringing these two ideas into studio 10 will drastically manipulate the perceived image of the project whilst retaining a large portion of the work that has already been done, not only in the design of the individual apartments them self, but also the broader ancillary facilities as well.

Fig.1

Fig.2

Fig.3

 Pictures
Fig.1 –http://www.archdaily.com/771551/fuzhou-shouxi-building-next- architects
Fig.2 –http://www.mcbridecharlesryan.com.au/#/projects/qvii/
Fig.3 –http://www.mcbridecharlesryan.com.au/#/projects/qvii/

[1] http://inhabitat.com/next-architects-reveals-the-undulating-shouxi-stone-inspired-fuzhou-apartment-complex/shouxi-stone-apartments-next-1/?extend=1

[2] http://www.mcbridecharlesryan.com.au/#/projects/qvii/

//2 Re-Evaluation

After having changed the combination of building program making up the mixed use development in studio Ten, moving away from retail and towards civic architecture calls for a secondary analysis of the typology review, re-assessing which of the precedents are most relevant to studio ten.

DMMA’s competition entry stands out as most relevant to the developing studio 10 project, feature the same building program though out the scheme. The proposal also features a residential tower as well as offices, a civic center and prominent public plaza[1]

With the change in studio ten, the Mixed use 107 apartments projects is now of greater significance then in the typology review, feature the same basic typologies; with residential, office spaces as well as social facilities. However more significant is the inclusion of a day care facility and how the design considerate of children that will be occupying the facility.[2]

Montmatre Mixed Use by Babin+Renaud, features more similarities to studio ten with the change to civic architecture, however due to the differences in site, methodology of the project and lack of open public space it remains of medium relevance. [3]

Finally, the Mcadams Mixed Use competion entry remains of high significance; it features residential, retail and civic architecture, specifically a theatre. The way the theatre has been integrated into the site to reduce its impart is of great significance. Further to the similarities in building program, the development is also situated in a parkland environment and features a successful public realm.[4]

[1] http://www.archdaily.com/457524/dmaa-wins-competition-for-mixed-use-cultural-complex-in-munich

[2] http://www.archdaily.com/625014/107-appartement-units-and-mixed-use-nunc-architectes

[3] http://www.archdaily.com/598167/montmatre-mixed-use-babin-renaud

[4] http://www.archdaily.com/134071/mcadam-architects-proposal-for-landmark-mixed-use-development-in-sochi

// 1

The first instalment of this blog series will be an investigation into the best composition of the apartments to be included in my studio 10 project, that said what combination of apartment sizes, and what percentage of each type will be included.

This will be achieved through market based research, looking at current day precedents within the same city as my studio 10 project and isolating what apartment types are included within these projects, and how they are broken down within the project.

The Bohem development on Whitmore Square features 220 apartments, ranging across one, two and three bedroom apartments, the exact break down off apartments is unknown, however, looking across the 4 published floor plans the focus is clearly on one and two bedrooms with unit numbers sitting at 40 and 33 retrospectively.[1]

The Eclipse development however is a different situation, here there is a clear focus on the two bedroom apartment, making up almost 60% of the 272 apartments, with 56 one bedroom apartments and 52 three bedroom apartments making up the remainder of the project.[2]

Vue, on king William is another upcoming apartment building in the Adelaide CBD, like Bohem, the exact breakdown of apartment numbers is unavailable. From the four floor plans made available, there is a clear preference within the development for one and two bedroom apartments, with 23 one bedroom and 15 two bedroom across these levels. The total number of apartments sits at 205.[3]

The Final precedent in this market research study is U2 on Waymouth Street, like many of the projects, the exact number of apartments has not been made public, however, their is a clear focus on multiple tenancy living, with one, two and three bedroom apartments as well as ‘dual key’ apartments, which is essentially two studio apartments contained within the one apartment.[4]

Bibliography

[1] http://bohem.com.au

[2] http://www.propertyobserver.com.au/finding/residential-investment/new-developments/40144-eclipse-29-storey-adelaide-highrise-residential-proposed.html

[3] http://vueonkingwilliam.com.au

[4] http://U2onwaymouth.com/

Additional readings

• http://www.news.com.au/finance/real-estate/more-than-400-million-in-city-apartments-under-construction-or-in-pipeline-even-as-new-home-market-slumps/story-fndba8zb-1227291391200
• http://www.news.com.au/national/south-australia/large-rooftop-cinema-part-of-new-70m-apartment-block-planned-for-adelaides-cbd/story-fnii5yv4-1227030562561
• http://www.afr.com/real-estate/datong-begins-work-on-delayed-adelaide-cbd-tower-20150407-1mg0s0
• http://www.adelaidecitycouncil.com/assets/Policies-Papers/docs/STRATEGY-residential-growth-2012-16.pdf
• http://www.adelaidenow.com.au/messenger/city/major-infrastructure-and-housing-developments-set-to-change-the-city-skyline/story-fni9lkxa-1227416120922?sv=8d792aec825511a3f1655668c93a3a6f