RETAIL PRECINCT

Charlotte Farquharson, Laurielle Shannon

The University of Auckland School of Architecture and Planning Design 5 - June 2013

URBAN STRATEGY

Charlotte Farquharson - Laurielle Shannon

Extending the Retail Precinct

Christchurch CBD

CONTEXT

Site Area: 174,857m2

Charlotte Farquharson - Laurielle Shannon

Extending the Retail Precinct

PRESENT

FUTURE

CONTEXT

RE:START - CONTAINER MALL

Since the two earthquakes in Christchurch the central CBD has lost a great deal of it buildings including alot in the central city. The Cashel Street Mall was a main shopping street and area in Christchurch ann suffereed greatly. Since then RE:START has build the container mall on the cashel street site, providing a tempory mall, that has become a attraction to most that visit the city post quake. This mall had help give the city centre a new idenity of somewhat.
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CCDU PLAN
The CCDU Plan has released as a plan to revitalise the city. The area that we have chosen for our design proposals is the proposed retail precinct. We want to challenge this proposal by designing alternative solutions to how the area is layed out, divided and occupied. Also focusing on the role that this area plays in the new Christchurch. They want to create : A distinctive environment (not malls), protected from elements (heat, wind), spacious and well-lit, variety of entertainment and food outlets. Anthony Gough a property investor in Christchurch has developed a plan to replace the previous strip which was an entertainment precicnt on Oxford Street in central Christchurch. He has taken great influence from Melbourne for this design wanting to create an environment that reflects central Melbourne, taking ideas from the laneways, courtyards, roof terraces, retail outlets, bars etc. This proposal is relevant to our design as we share site footpirnts. The ideas that he explores enable us to see a different view on what has been proposed for this area. We can take into account the ideas that they have introduced and access the aspects of the design that I deem important and interesting and could potentially become an influence in our design for the retail precicnt.
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CHRISTCHURCH PRE QUAKE

PROGRAM ANALYSIS

Before the earthquakes in 2010 the site for the proposed CCDU retail precinct was already somewhat of a multi-program area, so while following the CCDU suggestion for retail in the area we will also be acknowledging the multi-use past. The site will consist of retail, commercial, dining, education and recreation - with the addition of residential spaces to return the city centre to a hub of activity.

Charlotte Farquharson - Laurielle Shannon

Extending the Retail Precinct

PROPOSAL

Proposed CCDU Retail Precinct Plan

The proposed CCDU Retail Precinct is designed to cover two blocks on the edge of the Avon River. We intend to extend the retail precicnt over the Avon River this creates a larger pedestrian area in the central CBD that responds to the river.

Our Proposal Extending the Retail Precinct

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SITE ORGANISATION
Street Extentions

We created linear extensions of the streets surrounding our site, creating intersecting pedestrian laneways that provided circulation routes over our site - connecting the seperate building sites and giving the overall area a new identity. Retail sites are accessed by foot, so the site would benefit from having increased pedestrian circulation. Additionally, due to our multi-use program for the site we have provided a hub where pedestrians have access to nearly everything they want by foot - their homes, work, recreation space and retail areas. Areas where the pedestrian laneways intersect, the areas that would expect to receive the most foot traffic, have been turned into large courtyards. These courtyars help to break up the three-block precinct, allow for appreciation of the river and create large open central identities for each different complex.

Surrounding Streets

Street Extentions

Street Extentions

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EXTENDING THE RETAIL PRECINCT

Courtyards and Laneways

Laneways Public Courtyard Proposed Retail Precinct - River Extension

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LIGHT WELLS

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PROGRAM

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PRECEDENT STUDIES
1.FUNF HOFE, HERZOG AND DE MEURON, MUNICH 2.FEDERATION SQUARE, MELBOURNE RE:START - CONTAINER MALL (CASHEL MALL)

PROGRAM

The FNF HFE CityQuartier is an example of a mixed use space incorporating art, commerce, food, retail and living. This new structure was built within a historic building setting. FNF HFE covers a area of 48,000 square metres and is made up of a series of courtyards - Funf Hofe means 5 courtyards. The space consists of covered shopping arcades, alternating open and covered spaces that reinforce the presence of the outside world whislt creating an intimate, private interior enviornments.

Federation Square in the heart of Melbourne city is an example of a mixed use space combining cultural, retail, offices, the arts and dining spaces. This example shows how mixed use can apply to a vareity of building that still make a a city block as a whole, similar to the idea of the retail precinct. How the buildings are arranged and how they are intergrated into the original environment is key to making the space at a whole a success.

The Re:START project in Christchurch has created an container mall in central Christchurch where the Cashel Mall once stood. The mall is an example of a current retail environment and from this we can take influence when designing a new retail precinct for the central city. The containers that make up the structure of the mall have been placed in a way to provide interaction between many different shops and programs. The container mall is now a popular attraction in the city and the aim is to create an unique space where people can live in this developing environment.

Most mixed use spaces have one key program which makes up a large percentage of the site area. However at the same time most spaces do combine a unique variety of building programs and manage to cleverly incorporate them into one coherant space. A clear link between all precedents is the presense of a courtyard(void space). This provides space that links buildings creating opportunites for interaction with the environment and between others that are occuping the space. Some key ideas that I felt were key in all precedent studies were, the relationship with the outside environment, placement of the buildings within an existing city environment, the to use the space(optimising this), the ratio of building program, accessibilty of a space and the spatial arrangment.

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PROPOSED PROGRAM

PROGRAM

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CONCEPT

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CONCEPT

Tree Canopies filter light, regulating the amount of sunlight that reaches the ground below. My concept focuses on how light emits through canopies and the light beams that it creates.

caption

The beams of light have created the form and spatial layout for the building. The light wells crave through the building mass creating points where light can be filtered through the building.

CANOPY

OUTLINE OF FOLIAGE SHOWING LIGHT PRENTRATION

CREATING VOLUME

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MASSING

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PLANS
Ground Floor First Floor

CASHEL STREET

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PLANS
Second Floor Thrrd Floor

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MATERIALS

Timber Lourves are used for the facade material.

Concrete is the main material used in the building being used for the structural componets.WWW

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STRUCTURE

The structure of the building is largely concrete, including the concrete floors and the structural columns. The columns support the cantilevers created by the light wells. The light wells are clad in glass and where there is not cut the building is clad with vertical with timber louvres.

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FACADE

The lourves on the exterior facade of the building act as a form of privacy and as a shading mechanism regulating the amount of light that can enter the building.

The lourves dispurse the light creating unique interior shadows.

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SERVICES AND ENERGY

Passive design features are important when designing a new building. My design focuses on a few key passive design principlaes such as thermal mass, shading mechansims, building orientation and effective heating and cooling systems. Thermal Mass
The floor material is concrete. This can act as an thermal mass storing heat energy that can reduce fluctuations in the building temperature. This will improve the comfort of the building for its occupants.

Building Orientation:

The apartments are placed on the north and north east side of the buildings. This allows for maximum sunlight to enter these spaces and allows for maximum solar gains as dwellings generally need to most heating. The office spaces are located on the southern and western side of the building, this reduces the amount of glare. They mainly require cooling, therefore solar gains are minimised by the placement of the offices at this side of the building.

Heating and Cooling Systems:

Shading Mechanisms:

Vertical Lourves are used to help regulate light and also are used for privacy.

The residential spaces require heating where as the commercial for example office and retail, mainly require cooling. Due to this a system can be put in place where the warm air created by the energy needed to produce cool air can be fed into the residential spaces that need heating. This is a system of reclaiming heat and will be an effective way to provide but heating and cooling to a building that requires both of these systems.

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BANDS

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CONCEPT

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CONCEPT
ATMOSPHERE
My project started with research into the earths atmosphere which lead to my interest in the various layers and their properties. The six layers composing the atmosphere are the exosphere, thermosphere, mesosphere, stratosphere and troposphere - each with varying thicknesses and qualities. This variance and stacking of the layers inspired my design concept - stacking a variety of bands in layers with each linear strip having a different quality - whether it be physical or program based. Each band of building will have its own program identity, while they all join together in a greater complex.

ATMOSPHERE

LAYERS

GLOBAL WARMING

FORM
RESPONSE TO RESEARCH RELATED TO THE LAYERS OF THE ATMOSPHERE - A PLAY ON THE IDEA OF PHYSICAL LAYERS AND HOW QUALITIES OF A SPACE OR OBJECT CAN HAVE MAJOR VARIANCES FROM THEIR ADJACENCIES

PASSIVE DESIGN
FUNCTION
LAYERS DETERMINE FUNCTION PRIVATE VS PUBLIC SPACES

Images show abstractions of the layers of the atmosphere.

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BANDS

MASSING

Plan view of band massing on site

Three storeys of massing strips interlocking and overlapping

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PROGRAM

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VIKTORIA BUILDING

PRECEDENT STUDIES
ESPLANADE TOWER
Private 68% Public 32% Private 75% Public 25%

Residential 45%

Residential 25%

Architects: Location: Year: Area:

Grido Bratislava, Slovakia 2010 31,000sqm Parking 28% Offices 60%

Architects: Location: Year: Area:

Dominique Perrault Lausanne, Switzerland 2015 (expected) 13,000m2

Each wing of the building is articulated differently with varying heights the office area with a low height to allow sunlight into the central courtyard while simultaneously acting as a type of plinth for 8 stories of residential use. Funtional zoning consists of commercial spaces on the ground floor covering 1200m2 (4%), 3000m2 (10%) of office space, 160 large to medium apartments covering roughly 14000m2 (45%) and two underground floors of 270 parking lots covering roughly 8800m2 (28%). The office and apartment wings of the building enclose a private courtyard taking up about 4000m2 (10%). The commercial spaces interact with the street level, with the offices facing out over the busy boulevard perhaps to ensure that the residential units had more privacy and quiet.
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Courtyard 13%

Offices 10% Commercial 4%

Commercial 9%

Dining 6%

The Esplanade Tower, the winning project of a concept & construction international competition, will be part of Daniel Libeskinds master plan of a regeneration project of the Swiss Federal Railways in downtown Fribourg, Switzerland. The 60m 18 storey glass skyscraper is expected to be finished by 2015. The tower will be multi-use, with a commercial area covering 1220m2, offices covering 5990m2, a restaurant covering 1820m2 and housing taking up 3680m2. The commercial units take up the bottom floors, with offices above topped by a business centre and the restaurant. The residential units are set in the top block, with the form of the building jutting out at different lengths to articulate the split between different interior uses.
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PROGRAM ARRANGEMENT
12,437.1m2 120 stores 7694.4m2 600 offices 6895.3m2 110 apartments 5707m2 20 dining establishments 592.25m2 1 gym 592.25m2 1 daycare centre This program arrangement provides a clear separation between the public and private spaces, with the private located on the Northern side of High Street and the public located on the Southern side. The retail areas are all connected to create one long multi-level mall, with the childcare centre and public gym included in the same block to maintain a concentration of public activity in the south corner. Residential units are on the northern side of the complex for maximum sunlight, with the offices facing south for even daylight. Residential and office units are located on the top two floors and the apartments away from the public courtyard to minimize disturbance. Retail and dining areas face inwards to the main courtyard, and secondary courtyards are created around the ground floor dining units for a pleasant outdoor experience.

8641.2m2 31% private space

19233.6m2 69% public space

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STRUCTURE

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PRECEDENT STUDY - ACTELION

STEEL FRAMING

PROPOSED STRUCTURE

The Actelion Business Centre by Herzog & De Meuron acted as a very useful precedent study - it consisted of a series of overlapping and interlocking strips of building, much like my band concept, to provide interesting office space with small courtyard spaces created between the structure. A steel frame system is used in the construction to support the cantilevered and weaving masses, and so steel frame construction is the structure I have used in my own design. It will allow for the cantilevered areas and unusual shaped strips while also playing a part in the facade of the complex - steel trusses being visible as a raw skeleton of the structure behind glazing. This raw structure being visible to the public will also help to break up the mass, so the large project doesnt seem too heavy or obtrusive as the glazing allows for the entire complex to feel light and airy.

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MATERIALS

Steel beams and trusses are the primary structural component and also provide an aesthetic quality as they shape the interior spaces, provide arch ways to walk through, and can be seen along most facades paired with glazing.

Double glazing is used throughout most surfaces, the clear glazing reveals the structure and breaks up the huge size of the building and double glazing has superior environmental qualities.

White concrete finish acts as the floors, ceilings, and coverings of some walls. Simple, clean, and draws focus to the structure of the building.

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PLANS 1:1000

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