Concept design

Transcription

Concept design

* Concept design
Tilal Al Assal
*
3Houses
- Concept Design phase
Architecture: www.ateliers-u.com - 2010
Tilal Al Assal 3Houses
*
- Concept Design
Table of Contents
*
- Concept Design
-p.4
Location
-p.7
Site
-p.10
Plot
-p.13
Feasibility
-p.14
Building regulations
-p.16
Project tectonic
-p.24
Views
-p.28
Plans
-p.32
Interiors
-p.41
Massing
-p.42
Sections
-p.46
Elevations
-p.56
Perspectives
-p.58
Materials
-p.60
Budget
-p.62
Details
-p.64
Models
-p.66
Plantatation plans
-p.67
Credits
Location,
Tilal al Assal
Tilal Al Assal is 40km away from Beirut Airport. It’s situated at 1650m
altitude. It has a beautiful summer weather, and snowy winter.
Units described in this Concept Design are planned to be used at both
seasons.
Tilal Al Assal is situated right between the Faraya ski slopes and the Faqra
Country Club.
This area has very soft and pleasant mounts, and its high altitude little valley is well protected against the harshness of mountain weather.
*
- Concept Design
Faraya
Road to beirut
Lahoud
Round-about
TILAL AL ASSAL
Ayoun El Siman
Faqra
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- Concept Design
Project
To Faqra
To faraya
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- Concept Design
Site,
Sea view
Mountain view
Project
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- Concept Design
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- Concept Design
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- Concept Design
alt. 1651m.
alt. 1646m.
Plot,
62 m.
alt. 1642m.
41 m.
The plot spans from 1642 to 1651 meters (delta= 9 meters). It is
made out of the combination of two plots:
Access road is along its full North side. Views are to North and West., but
West will certainly be constructed and therefore obstructed. On the other
hand North side will remain open as facing plot is steeply going down.
Despite the winter use (for skiing period), North would be the direction
for the main openings; but it would have to be compensated by additional
exposures.
*
The plot is a small mount summit (honey mounts are soft).
- Concept Design
*
- Concept Design
*
- Concept Design
Ghazi Faraya
Feasibility,
OPTION A
TOTAL plot area
`
Massing option,
surface
152
135
135
135
270
total 4 proj.
1215
270
270
405
270
BUA+suffli
balcony
15
14
14
14
27
MAX sellable = BUA + parkings + Sufli + 20% balconies
1795
1224
total balc.
121.5
27
27
40.5
27
parking
37.5
30
30
30
90
total park.
300
60
60
90
90
TOTAL sellable
1336.5
297
297
446
297
$120,000
$1,786,050
$120,000
8
2
2
3
1
construction cost of BUA (incl. balc)
construction cost of Parking
$1,400
$400
landscaping cost per m2 (all plot - 25%)
total construction cost
land cost
total expenses
cost of money
$100
6%
$140,312
selling price - m2
$2,200
$2,940,300
private garden+roads+common - m2
total income
$400
PROFIT target = 30% of total operation
$701,559
The plot being gently steep, a opened basement (Sufli) is allowed by
building regulations.
- A 9 meters (2X 4.5 meters setbacks) is necessary for two buildings to be
considered as disconnected so they can have their own maximum height
(here 10m+1) and count separately for elevation length.
BUA allowed = 50%
816
TOTAL UNITS
UNIT A
UNIT B
UNIT C
UNIT D
selling price of naked land
- Build elevation length must be less than 60% of plot length.
FAC allowed = 25%
408
1632
The Zone regulations allow a 408m2 of footprint. This footprint
is divided on three blocks; their positions are mainly due to the view orienGain if the project is not built (by reselling the land today)
tation, the plot’s shape and the building laws constrains.
land cost
The main laws ordering the massing are:
06.01.2010
$85,050
$1,701,000
$122,400
$2,028,450
$190
1632
$310,080
$2,338,530
option A
1224
$489,600
$3,429,900
$951,058
area
1632
$190
$350
=
price
$310,080
$571,200
$261,120
profit
surface
balcony
liveable cost
parking
parking cost
landscaping
landsc. cost
landcost
total
unit price
garden price
total price per unit
profit°unit
UNIT A
135
14
$198,450
30
$12,000
153
$15,300
$38,760
$264,510
$326,700
$61,200
$387,900
UNIT B
135
14
$198,450
30
$12,000
153
$15,300
$38,760
$264,510
$326,700
$61,200
$387,900
UNIT C
135
14
$198,450
30
$12,000
0
$0
$0
$210,450
$326,700
$0
$326,700
UNIT D
270
27
$396,900
90
$36,000
612
$61,200
$155,040
$649,140
$653,400
$244,800
$898,200
$246,780
$246,780
$348,750
$249,060
$1,091,370
Max. footprint = 408
3 X 136
total profit w-o cost of money:
ROOF
FIRST
GF
SUFLI
*
- Concept Design
38%
‫‪Building regulations,‬‬
‫‪2Xsetbacks (9m) to have detached units‬‬
‫‪9 m.‬‬
‫‪detached unit‬‬
‫ﻋﻠﻰ أن ﻻ ﻳﻘﻞ ﻋﻦ أرﺑﻌﺔ أﻣﺘﺎر وﻧﺼﻒ‪.‬‬
‫‪attached unit‬‬
‫) راﺟﻊ اﻟﺮﺳﻢ رﻗﻢ ‪( 55‬‬
‫‪24 m.‬‬
‫‪ - 1‬أن ﻳﻜﻮن اﻟﺒﻨﺎء اﻟﻤﻮﺟﻮد ﻗﺎﻧﻮﻧﻴﺎً‪:‬‬
‫ ﻗﺎﺋـﻤﺎً ﻗﺒـﻞ ﺗﺎرﻳﺦ ‪1971/9/13‬‬‫ﺑﻤــﻮﺟــﺐ إﻓﺎدة ﻣﻦ اﻟﺪواﺋﺮ اﻟﻤﺨﺘﺼﺔ‪.‬‬
‫ ﺗﻤﺖ ﺗﺴﻮﻳﺔ أﻗﺴﺎﻣﻪ اﻟﻤﺨﺎﻟﻔﺔ ودﻓﻊ‬‫اﻟﺮﺳﻮم اﻟﻤﺘﻮﺟﺒﺔ ‪.‬‬
‫ ﺗﺄﺟﻞ هﺪم أﻗﺴﺎﻣﻪ اﻟﻤﺘﻌﺪﻳﺔ ﻋﻠﻰ‬‫اﻟﺘﺮاﺟﻊ اﻟﻤﻔﺮوض ﻋﻦ ﺣﺪود اﻟﻄﺮﻳﻖ أو‬
‫ﻋﻦ ﺗﺨﻄﻴﻂ اﻟﻄﺮﻳﻖ اﻟﻤﺼﺪق ‪.‬‬
‫ ﺣﺎﺋﺰًا ﻋﻠﻰ ﺗﺮﺧﻴﺺ ﻗﺎﻧﻮﻧﻲ ﺑﺎﻟﺒﻨﺎء‬‫أو ﻣﻔﺮزاً ‪.‬‬
‫‪24 m. < 60% of 41 m.‬‬
‫‪Architecture: www.ateliers-u.com - 2010‬‬
‫‪ – 4‬ﻋﻨــﺪ وﺟﻮد ﻃﻮاﺑﻖ ﺳــﻔﻠﻴﺔ‬
‫ﻣﻨـﻔـﺼﻠﺔ ﻓﻲ ﻋﺪة أﺑﻨﻴﺔ ﺿﻤﻦ اﻟﻌﻘﺎر اﻟﻮاﺣﺪ‪،‬‬
‫ﻳﻤﻜﻦ رﺑﻂ هﺬﻩ اﻟﻄﻮاﺑﻖ اﻟﺴﻔﻠﻴﺔ ﺑﺒﻌﻀﻬﺎ‬
‫ﺑﻮاﺳـﻄﺔ ﻣـﻤـﺮات )أﻧــﻔــﺎق( ﻻ ﻳﺘﻌﺪى‬
‫ﻋﺮﺿﻬﺎ ﻋﺮض اﻟﻤﻤﺮات اﻟﻀﺮورﻳﺔ ﻟﺘﺄﻣﻴﻦ‬
‫دﺧﻮل وﺧﺮوج اﻟﺴﻴﺎرات ﺑﺎﻹﺿﺎﻓﺔ إﻟﻰ‬
‫‪ – 2‬أن ﻻ ﻳــﺸـــﺎد اﻟﺒــﻨـــﺎء‬
‫اﻟﻤــﻄــﻠــﻮب زﻳــﺎدﺗــﻪ ﺑﻤﺎ ﻓﻴﻪ اﻟﺸﺮﻓﺎت‬
‫ﻓـــــﻮق أﻗــﺴـــﺎم اﻟﺒــﻨــﺎء اﻟﻤﺆﺟﻞ هﺪﻣﻬﺎ‬
‫ﺿﻤﻦ اﻟﺘﺮاﺟﻊ‬
‫أو اﻟﻤﺴﻮاة اﻟﻮاﻗﻌﺔ‬
‫اﻟﻤﻔﺮوض ﻋﻦ اﻟﻌﻘﺎرات اﻟﻤﺠﺎورة أو ﻋﻦ‬
‫اﻟﻄﺮق واﻻﻣﻼك اﻟﻌﺎﻣﺔ‪.‬‬
‫ﺗﺴﺘﺜﻨﻰ ﻣﻦ اﻟﺸﺮوط أﻋﻼﻩ ﺛﻜﻨﺎت اﻟﻘﺮﻣﻴﺪ‬
‫اﻟﺘﻲ ﺗﺴﺘﻮﻓﻲ اﻟﺸﺮوط اﻟﻤﺤﺪدة ﻓﻲ اﻟﺒﻨﺪ ‪5‬‬
‫‪- Concept Design‬‬
‫‪Tilal Al Assal 3Houses‬‬
‫*‬
4.5m in free in front of windows
30%
> 2m
1.2m
site limit
setback project
2m from setback to allow H from Sufli slab not from street level
*
- Concept Design
Project tectonic,
The natural site geometry (in red) is almost kept. The outdoor staircases
using the natural slope to allow access to first floors.
*
- Concept Design
Sufli fllors, as described by law, are half under the natural ground.
A bldg
C bldg
B bldg
roof
+1sr
G.F.+
suffli
roof
+1st
G.F.
Sufli
The three blocks (in fact two, but a strong joint and volumetry make them
well separated) are called A, B & C starting from West.
*
- Concept Design
B & C are identical (but symmetrical), A has a different program.
The 9 meters legal dsitance between the units will provide the best place
for a common outdoor access to units B & C.
*
- Concept Design
Neighbors will rise in the future, North will be then the only open view
orientation.
That’s why the iconic house shapes are open toward North, providing
impressive 10 meters large glazed windows!
*
- Concept Design
The iconic house shape is a clean, readable shell that protect and create
the home space.
An economic (no lifts, no cores, no staircases) underground parking is
located under units C & B,
*
- Concept Design
Access is by outdoor landscaped staircases. This allowed to use 100% of
allowable footprint for living spaces and not for circulations.
Gentle welcoming slopes surrounding the project are heavily planted,
mainly with low shrubs and decorative small trees (to not block the view).
Some of those shrusbs have spikes and are defensive against intrusions.
*
- Concept Design
Sufli floors don’t have balcony, but terraces.
Sliding wood shutters allow to close safely the glazed elevation while
apartments aren’t in use.
*
- Concept Design
All upper floors have large usable balconies of a minimum of 2.3 m. wide
and 10 m. long.
The project strong and iconic volumes...
*
- Concept Design
... are complimented with simple but noble and sturdy materials.
*
- Concept Design
*
- Concept Design
Views,
*
- Concept Design
*
- Concept Design
Plans,
B
A
C
roof
1st
G.F.
sufli
basement
*
- Concept Design
*
- Concept Design
B
C
A
*
- Concept Design
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- Concept Design
Interiors,
*
- Concept Design
*
- Concept Design
B
C
A
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- Concept Design
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- Concept Design
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- Concept Design
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- Concept Design
B
C
A
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- Concept Design
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- Concept Design
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- Concept Design
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- Concept Design
B
A
C
Sections,
*
- Concept Design
B
A
*
- Concept Design
C
B
A
*
- Concept Design
C
B
A
*
- Concept Design
C
Elevations,
*
- Concept Design
*
- Concept Design
*
- Concept Design
*
- Concept Design
*
- Concept Design
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- Concept Design
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- Concept Design
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- Concept Design
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- Concept Design
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- Concept Design
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- Concept Design
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- Concept Design
Materials,
*
- Concept Design
driveway & entrance detail
*
- Concept Design
High option : Construction cost: 1300$/m2 Selling price: 2500$/m2
Budget,
Ghazi Faraya
OPTION A
TOTAL plot area
09.04.2010
FAC allowed = 25%
408
1632
BUA allowed = 50%
816
surface
TOTAL UNITS
A - SUFLI+GF
A - STUDIO
A 1ST + ROOF
B - SUFLI
B - GF
B FIRST + ROOF
C - SUFLI
C - GF
C 1ST + ROOF
`
9
1
1
1
1
1
1
1
1
1
184
60
223
119
130
200
110
121
177
total
1324
184
60
223
119
130
200
110
121
177
BUA+suffli
max. balc.
0
12
44,6
0
26
40
0
24,2
35,4
1795
1224
total balc.
135
32
0
32
0
18,5
18,5
0
17
17
2cars
1 car
1 car
1 car
1 car
1 car
1 car
1 car
1 car
park+tech
650
130
65
65
65
65
65
65
65
65
parking:490
tech:160
TOTAL sellable
1459
216
60
255
119
149
219
110
138
194
$94 500
construction cost of balconies
$700
construction cost of BUA
construction cost of Parking & technical
$1 300
$400
$94 500
land cost
total expenses
cost of money
$100
6%
$148 739
selling price - m2
$2 500
$3 647 500
total income
$400
$743 694
$1 721 200
$260 000
1632
$310 080
$2 478 980
932
$1 392 581
$261 120
unit price
garden price
profit°unit
$277 507
$31 948
$246 974
$156 130
$149 954
$207 060
$129 738
$150 262
$191 747
$1 541 320
$1 541 320
$261 600
2cars
0
$78 000
1 car
$26 000
223
32
$312 300
1 car
$26 000
0
$0
$52 226
$390 526
$637 500
$0
$637 500
119
0
$154 700
1 car
$26 000
224
$22 400
$27 870
$230 970
$297 500
$89 600
$387 100
$394 050
A - STUDIO
60
16,8%
A 1ST + ROOF
9,0%
B - SUFLI
landscaping
932
landsc. cost
total
32
A - SUFLI+GF
4,5%
park+tech cost
650
$52 000
314
$31 400
0
$0
landcost
%liveable
$43 093
$388 093
$540 000
$125 600
$665 600
$14 052
$118 052
$150 000
$0
$150 000
9,8%
B - GF
130
18,5
$181 950
1 car
$26 000
57
$5 700
$30 446
$244 096
$371 250
$22 800
15,1%
B FIRST + ROOF
200
18,5
$272 950
1 car
$26 000
22
$2 200
$46 840
$347 990
$546 250
$8 800
$555 050
8,3%
C - SUFLI
110
0
$143 000
1 car
$26 000
165
$16 500
$25 762
$211 262
$275 000
$66 000
$341 000
9,1%
C - GF
121
17
$169 200
1 car
$26 000
96
$9 600
$28 338
$233 138
$345 000
$38 400
$383 400
13,4%
C 1ST + ROOF
177
17
$242 000
1 car
$26 000
54
$5 400
$41 453
$314 853
$485 000
$21 600
$506 600
$3 647 500
$372 800
$4 020 300
100%
$1 815 700
$260 000
932
$93 200
$310 080
$2 478 980
$4 020 300
If not selling A-SUFLI+GF
*
- Concept Design
profit
parkings
135
cost
$2 478 980
53%
price
$310 080
$571 200
area
1632
balcony
profit
$372 800
$4 020 300
liveable cost
1324
13,9%
targets
land cost
income
cost
$93 200
$190
$350
surface
1324
184
$0
$2 168 900
$190
Gain if the project is not built (by reselling the land today)
land cost
prices
$1 721 200
$260 000
with cost of money (6%)
$1 392 581
income
benefits
arch+ing+land cost of money
final NET benefits
$3 354 700
$875 720
$127 008,0
$148 739
599 973,2
Low option : Construction cost: 1500$/m2 Selling price: 2260$/m2
Ghazi Faraya
OPTION A
TOTAL plot area
09.04.2010
FAC allowed = 25%
408
1632
BUA allowed = 50%
816
surface
TOTAL UNITS
A - SUFLI+GF
A - STUDIO
A 1ST + ROOF
B - SUFLI
B - GF
B FIRST + ROOF
C - SUFLI
C - GF
C 1ST + ROOF
`
9
1
1
1
1
1
1
1
1
1
184
60
223
119
130
200
110
121
177
total
1324
184
60
223
119
130
200
110
121
177
BUA+suffli
max. balc.
0
12
44,6
0
26
40
0
24,2
35,4
1795
1224
total balc.
135
32
0
32
0
18,5
18,5
0
17
17
2cars
1 car
1 car
1 car
1 car
1 car
1 car
1 car
1 car
park+tech
650
130
65
65
65
65
65
65
65
65
parking:490
tech:160
TOTAL sellable
1459
216
60
255
119
149
219
110
138
194
$94 500
construction cost of balconies
$700
construction cost of BUA
construction cost of Parking & technical
$1 500
$400
$94 500
land cost
total expenses
cost of money
$100
6%
$164 627
selling price - m2
$2 260
$3 297 340
total income
$400
$823 134
$1 986 000
$260 000
1632
$310 080
$2 743 780
932
$761 733
$261 120
unit price
garden price
profit°unit
$188 867
$5 548
$141 174
$103 770
$88 314
$114 620
$81 338
$92 942
$109 787
$926 360
$926 360
$298 400
2cars
0
$90 000
1 car
$26 000
223
32
$356 900
1 car
$26 000
0
$0
$52 226
$435 126
$576 300
$0
$576 300
119
0
$178 500
1 car
$26 000
224
$22 400
$27 870
$254 770
$268 940
$89 600
$358 540
$358 410
A - STUDIO
60
16,8%
A 1ST + ROOF
9,0%
B - SUFLI
landscaping
932
landsc. cost
total
32
A - SUFLI+GF
4,5%
park+tech cost
650
$52 000
314
$31 400
0
$0
landcost
%liveable
$43 093
$424 893
$488 160
$125 600
$613 760
$14 052
$130 052
$135 600
$0
$135 600
9,8%
B - GF
130
18,5
$207 950
1 car
$26 000
57
$5 700
$30 446
$270 096
$335 610
$22 800
15,1%
B FIRST + ROOF
200
18,5
$312 950
1 car
$26 000
22
$2 200
$46 840
$387 990
$493 810
$8 800
$502 610
8,3%
C - SUFLI
110
0
$165 000
1 car
$26 000
165
$16 500
$25 762
$233 262
$248 600
$66 000
$314 600
9,1%
C - GF
121
17
$193 400
1 car
$26 000
96
$9 600
$28 338
$257 338
$311 880
$38 400
$350 280
13,4%
C 1ST + ROOF
177
17
$277 400
1 car
$26 000
54
$5 400
$41 453
$350 253
$438 440
$21 600
$460 040
$3 297 340
$372 800
$3 670 140
100%
$2 080 500
$260 000
932
$93 200
$310 080
$2 743 780
$3 670 140
If not selling A-SUFLI+GF
*
- Concept Design
profit
parkings
135
cost
$2 743 780
26%
price
$310 080
$571 200
area
1632
balcony
profit
$372 800
$3 670 140
liveable cost
1324
13,9%
targets
land cost
income
cost
$93 200
$190
$350
surface
1324
184
$0
$2 433 700
$190
Gain if the project is not built (by reselling the land today)
land cost
prices
$1 986 000
$260 000
with cost of money (6%)
$761 733
income
benefits
arch+ing+land cost of money
final NET benefits
$3 056 380
$312 600
$145 544,0
$164 627
2 429,2
Details,
Roof water collector
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- Concept Design
Typical window with rolling shutter
Edge roof window
Typical thresold
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- Concept Design
Models,
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- Concept Design
Plantation plans,
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- Concept Design
Credits,
Faraya’s particular building regulations with the plot’s geometry and the aim to use 200%
of allowable BUA, pushed the project to every legal limits. The permit stage, that we
already started, will be of the utmost strategic importance.
We look forward eagerly to start the phase A of project development to mature technical and aestethic details.
We’ll welcome the input of Rafik el Khoury on both technical and permit issues.
G. Crédoz
Team:
Principal & lead architect: Guillaume Credoz,
arch. DPLG.
Architects: Roua Horanieh, arch.ALBA,
Henrik Schulte, dipl.-ing.arch. BU-VIEMAR,
Landscape: Souraya Haddad, Arch. Alba, M.sc.
Landscape UdM
Guillaume Crédoz,
Architect DPLG
Principal Ateliers-U
www.ateliers-u.com
founder BlobArchitecture
www.blobarchitecture.com
director MaisonDesNuages
www.maisondesnuages.com
Liban:00 961 3 56 66 01
Turquie: 00 90 534 676 98 59
Syrie: 00 963 966433191
France: 00 336 37 15 61 62
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- Concept Design

Concept design

Transcription

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