House to call a Home: A Private and a Shared Garden for every High-Rise Resident. ACSR Symposium 29 th July 2014

Transcription

1 House to call a Home: A Private and a Shared Garden for every High-Rise Resident ACSR Symposium 29 th July 2014

2 Pruitt Igoe apartment complex demolished between 1972 and 1976

3 ... high buildings make people crazy. ALEXANDER, C. (1977). Pattern Language: Towns, Buildings, Construction. Oxford University Press, pp

4 Most people living in high rise housing found it less satisfactory than other housing, forms for most people, That social relations in high rise housing were more impersonal and helping behaviour is was less than in other housing forms, That crime and fear of crime was greater, And that living in them may independently account for some suicides Numerous studies suggest that children have problems in high- rises; none suggest benefits for them. GIFFORD, R. (2007). The Consequences of Living in High-Rise Buildings. Architectural Science Review, 50(1), pp

5 Intermediate Space

6 intermediate spaces.weird anonymous space... neither public nor private DAZIEL, R. (2012). A House in the City, Home Truths in Urban Architecture. RIBA Publishing.

7 From Jan Gehl, Cities for People, pp83 Unite D Habitation articulating the threshold between public and private domains by introducing the missing element of the semi-private realm Suruchi Modi, Improving the Social Sustainability of Highrises, CTBUH Journal 2014 Issue I

8 Oscar Newman, Defensible Space: Crime Prevention throughurban Design, Macmillan, 1972

9 Nong Chik Hillside Honeycomb Johor Bahru

10 This makes it easy for neighbours to get to know each other. Strangers entering a cul-de-sac would feel that they were entering a semi-private area, and furthermore they would be easily recognized as strangers by the residents. Courtyard cul-de-sac in Nong Chik

11 It s like that in the kampong, people know each other; it s not uncommon to greet a stranger and to politely ask what brought him. Houses in Nong Chik sold from RM330,000 (USD90,000)

12 The loops and bends in the roads leading to the houses, less than 25 metre in any straight stretch, slow down cars to a walking speed. Nong Chik Hillside Honeycomb Johor Bahru

13 Furthermore, with the Honeycomb layout, parents can easily oversee their children playing in the courtyard in front of each home. Indeed, there are many eyes on the street that can deter unwanted behaviour.. A Rectilinear Honeycomb version at Bernam Jaya

14 The courtyards not only serve as a recreational area, but are also suitable for weddings and any other community events Courtyard cul-de-sac in Bernam Jaya

15 Giant, fast-growing trees will be planted in the courtyards to shade and cool the outdoors - suited for recreational and social use, not only for children but their parents and grandparents as well. Houses in Bernam Jaya from RM290,000 (USD100,000)

16 Rectilinear Honeycomb Bernam Jaya

17 FOR EVERYONE A PRIVATE AND A SHARED GARDEN

18 FOR EVERYONE A PRIVATE AND A SHARED GARDEN

19 Escape staircase 6 storey Courtyard Escape staircase Lift lobby and Fire staircase 6 storeys of Apartments around courtyard Escape staircase 6 storeys of Apartments around courtyard 6 storey Courtyard

20 Type A apartments on three floors which comprise unit AL (lower) on the courtyard and courtyard -1 levels, and unit AU (upper) on the courtyard and courtyard +1 levels.

21 Type A apartments on three floors which comprise unit AL (lower) on the courtyard and courtyard -1 levels, and unit AU (upper) on the courtyard and courtyard +1 levels.

22 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali

23 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali

24 3 storeys 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali 24

25 6 storeys 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali

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34 NORTH EAST WEST Communal courtyard Private front yard SOUTH

35 Each courtyard will have a communal semi- private space that is shared by residents that live in the apartments around it. However, in front of the apartments will be a front yard garden that acts as a buffer between the common space outside and the private domain inside.

36 The arrangement of small groups of apartment households surrounding a communal courtyard makes it easy for neighbours to get to know each other.

37 The entrance to each apartment is visible from several adjoining apartments, thus this multi-storey building is subject to more eyes on the street, and thereby, less prone to criminal activities;

38 Children can play in the courtyards under the watchful eyes of their parents and neighbours.

39 A small number of households share a communal courtyard making it easy for the residents families to get to know and interact with each other, thus promoting a sense of neighbourhood.

40 A 30 storey example Is this concept only for the high end market? Mazlin Ghazali, Anniz Bajunid, & Mohd Peter Davis; Circulation Space Found in a Sky Neighbourhood Layout Compared with that found in a Selection of Other Types of Apartment Layouts ; CTBUH Journal 2014 Issue 2 (to be published)

41 Ground Floor Floors 1, 2 & 3 Podium Block

42 Podium rooftop 18 apartments, a community and prayer halls and a bigger green area

43 Floors 6,12,18 & 24 Floors 7,13,19 & 25 Floors 8, 14, 20 & 26 X arrangement of apartments Courtyard A levels, Courtyard A -1 levels, and Courtyard A+1 levels

44 Floors 9, 15, 21& 27 Floors 10, 16, 22 & 28 Floors 11, 17,23 & 29 X arrangement of apartments Courtyard B levels, Courtyard B -1 levels, and Courtyard B+1 levels

45 The internal area of the apartments is that measured over the 3 storeys accessed from one sky-court.

46 The private garden area of the apartments is also measured

47 The communal courtyard is the landscaped area that is shared by the residents that is also used to access the apartments.

48 The circulation comprises the staircases over three floors and the lift lobby at the courtyard level. The services area are also included.

49 Content Apartment area Internal Garden Courtyard Circulation Services Total Area/courtyard (sm) Percentage /courtyard (%) Total area (sm) % 5.69% 8.39% 4.32% 0.78% %

50 Side corridor or balcony Single Loading corridor on one side of a row of apartments Narrow Slab Block Intermediate Double aspect units Central corridor Double Loading corridor in the middle of two rows of apartments Wide Slab Block Intermediate Single aspect units Central Lobby Apartments are directly accessed from the central lobby Tower Block Corner Apartments Types of Apartment Layouts According to method of access to each apartment

51 Single loading corridor Balfron and Trellick Towers, London (1972, Erno Goldfinger) 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali 51

52 Single loading corridor: circulation 21.06% of the floor area; lifts serve 14 units on this floor 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali 52

53 Proposed Apartments for Binapuri, Puchong, Selangor (2012, Arkitek M Ghazali) with a double-loading corridor ; circulation 16.03% of the floor area; lifts serve 8 units on this floor Double Loading Corridor 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali 53

54 3/7/2014 Double Loading Corridor Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali 54

55 Double Loading Corridor Proposed Apartments for Binapuri, Puchong, Selangor (2012, Arkitek M Ghazali) with a doubleloading corridor ; circulation 16.03% of the floor area; lifts serve 8 units on this floor 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali 55

56 Tower Block Blues Point Tower (1961, Harry Seidler), Sydney 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali 56

57 Tower Block: Blues Pint Tower floor plan; circulation 11.9% of the floor area; lift serves 7 units on this floor 3/7/2014 Affordable High Rise Courtyard Apartments, Mazlin Ghazali, Arkitek M Ghazali 57

58 Type of Apartment Access Single loading corridor, slab block Double loading corridor, slab block Central lobby, tower block Neighbourhoods in the Sky concept example Example Balfron and Trellick Towers, London Binapuri, Puchong, Selangor Blues Point Tower, Sydney Circulation and services Public portion of courtyard green % circulation and services on each access floor % saleable apartment/ Built Up Area each access floor 21.06% 78.94% 16.03% 83.97% 11.9% 88.1% 5.1% 8.39% 13.49% 5.69% 80.82% internal frontyard

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60 Type of Apartment Access Single loading corridor, slab block Double loading corridor, slab block Central lobby, tower block Neighbourhoods in the Sky concept example Example Balfron and Trellick Towers, London Binapuri, Puchong, Selangor Blues Point Tower, Sydney Circulation and services Public portion of courtyard green % circulation and services on each access floor % saleable apartment/ Built Up Area each access floor 21.06% 78.94% 16.03% 83.97% 11.9% 88.1% 5.1% 8.39% 13.49% 5.69% 80.82% internal frontyard

61 21 Redhill Close

62 66 Circuit Road

63 126 Ang Mo Kio Avevue 3

64 710 Ang Mo Kio Avenue 8

65 413 Woodlands Drive 41

66 Membina Court

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72 Neighbourhood s in the Sky a new approach to solving the problem of circulation in high rise apartments

73 Improve quality..reduce cost? Added cost courtyard offset by eliminating corridors and providing fewer lifts. Yes the construction of the sky courts the provision of the landscaping and the cost of the staircases in the apartments will add cost, but this can be offset by the cost savings derived from eliminating corridors and providing fewer lifts. What will tilt the balance firmly in favour of this new concept will be if the planning authorities allow extra density.

74 This 274 unit apartment building on a small site of 1.89 acres (0.765 hectares) produces: a plot ratio of 4.9, Density of 145 units/acre (358 units per hectare)

75 MULTISTOREY CAR PARK ROOFTOP GARDENS

76 Content Apartment area Bonus Internal Garden Bonus Courtyard Circulation Services Total Gross Area Total Gross Area minus Bonus Area/courtyard (sm) Percentage /courtyard (%) Total area (sm) % 5.69% 8.39% 4.32% 0.78% % Total Saleable Area Internal + Garden Total Gross Area minus Bonus that is used to calculate Gross Plot Ratio Less Garden and Courtyard

77 ROOFTOP TERRACES

78 SKY TERRACES

79 SKY BRIDGES

80 SKYRISE COMMUNITIES

81 SKYRISE COMMUNITIES

82 Moshe Safdie; For Everyone a Garden ; M.I.T. Press, 1974 THANK YOU Mazlin Ghazali, Arkitek M Ghazali mazlin@mghazali.net Find out more and download this presentation at