Mall re-imagined: Reconsidering a Cape Town Shopping Centre.
Design Research Project APG5058S
University of CapeSubmitted Town in partial fulfilment of the requirements for the degree Master of Architecture (Professional)
by
Darin Ryan Taitz
October 2012 DIGI"fISED
The copyright of this thesis vests in the author. No quotation from it or information derived from it is to be published without full acknowledgement of the source. The thesis is to be used for private study or non- commercial research purposes only.
Published by the University of Cape Town (UCT) in terms of the non-exclusive license granted to UCT by the author.
University of Cape Town University of Cape Town
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I hhaveave useusedd the Harvard convention for citaticitatioon andand referref1ef'1 cicinqn'l Each r Of'.nrtf' 110 u'uctrorricg-Iectronk r Q;jfJ~UfQ)urco It'olho diUdAle.. on...... , ;,~'.,, tHch\\Idl ~~Iho ~ dotumcfldocumentl 1':.'.:\","a:; li~La~ l\ ;1.CCGsnC C-elu ..d , OHMIoften In squ.uc5qU,lfC br .1cACl,lckCls . contribution to and quotation in, this - Harvard System essay/report/project/paper...... from the work(s)work(s) of other Anjn 1!h11('1e H ...;'!trv rvaninf :;vt:w·;Il!mll!m. mle f'tlp.ndt19~ n d n() IS15 &:IncOOt1C" 1)0 i"' iIlMHI1 Sp. f\ilingntJ Ihpe HoUv IltY.\fY.\r.r ~tJ urnrni-ln'!f'an"C' {Inm Idti publpublicationical/on date In 11p C:a)r(H'; llthl1lh c:)l·jc ~~ I " witlllnilllin people has been attributed.allributed, and hashas been cited and referenced. 1'hi,t1 ~lJ~apt'rpcr rOir or' l r.r,Q JmpplellleV.'-IIi! 1\ :;\:.;1 anuill t!l:j. :.c' U ~$!5,01JQ n of I'OUOIJ l/llflOllng.ot,ng, seesee 1I:t~ 1. U~ :N. ~. ,''wl,l!'fI' ~~... !t\ ·~.~'.!!1l!.2!!!.J.L; FV' ,4 "!!l.t H IdA I )r.h!.::':l'ic 'H0I':iO hihllt'lm or TUurdhliP";oIhLIJIJn"I,. KK.. ,~' ~96~% ,ol0] mI ii/1I/u."'01lud/JUt lL\-l. O/t/JI!"' ~Of If1/ "/, .c;~ " j"j}'d, f'l, Pp.I}"·"I ' I· I :~~ . . 11,11(J r,t ..'.("1p<;<; II/lli/Idrl strf l!';-Sf'l~w l l[!t , r I!i.:Ih ·I! I.~ .." I:' ~' "e1l1.l. Rm'R(WlSlst:tJCU byby JuhnJul ~ T'i GroSm$ : SC. ... XI tj i AttJ1t i ut. l W- ~ ." P wlV'lt ~ vc t 3 University of Cape Town 4 Mall re-irnagined: Reconsidering a Cape Town Shopping Centre 1 := ~ University of Cape Town University of Cape Town 6co Contents 1. Theoretical Ideas 1.1. Introduction - Challenging the Shopping Centre 8 1.2. The Structure of the Shopping Centre 98 1.3. The Shopping Experience 10 1.4. A Brief Historbj on the Shopping Centre 11 1.5. New wabjs of Challenging the Mall 12 1.6. The Cathedrals of Todabj 13 1.7. The New Democratic space of South Africa 14 1.8. Some Innovative Cape Town Shopping Centres 15 2. Design Invest1gat1on: Shopping for a new building type 2.1. The Outward-facing Mall 17 2.2. Public Transport 17 2.3. Informal Markets 18 2.4. Environmental Sustainabilitbj 18 2.5. Mixed-use: Inclusion of Residential 19 2.6. Conclusion 19 3. Design Process 3.1. Initial Mappings 21 3.2. Site Studies 23 3.3. Ideas of Ordering 28 3.4. Plan Development 2829 3.5. Concept Development 30 3.6. Development of Programme 32 3.7. Sectional Development 34 3.8. Model Building 36 3.9.3.8. Axonometric Development 38 3.10. Elevation Development 3938 3.11. Entrance and Access 40 3.12. The Residential component 41 3.13. Conclusion University43 of Cape Town 4. Appendix 4.1. Glossarbj of terms 44 4.2. Bibliographbj 45 4.2. Image References 46 7 1.'- Theoreticell 1.1. Introdootion ·· Challenging 1he Shopping Centre There is a common assumption that shopping molls are "bod" buildings. But this thesis aims to contest this assumption and offer a new wOld to approach shopping centre design. The shopping moll is not bod in the sense that it functions highlld efficientlld and serves the retail requirements of both shopper and tenant. The wOld in which the shopping moll is Universitybod is the thinking behind of their Cape design often Town as a result of developer control. being one of the most commercialild driven building tldpeS. This can often result in build ings that have a negative impact on their surroundings. Shopping molls tend to isolate their surroundings bld creating inward-facing arcades. This is observed as the onlld profitable WOld to deal with shop fronts in shopping molls which results in the creation of large blank facades on the exterior. Theld do not integrate the more informal-like activities that are common practise in South Africa such as market spaces. Public transport is seldom considered as on option for the struggling shopper who does not own a car. 8 1.2. The Structure of 1he Shopping Centre The unfortunate truth is that the ver\,j nature of the shopping mall prevents it from becoming an\,jthing greater than what it is. But I telieve that this underl\,j ing structure can and should te challenged. And b\,j challenging this underl\,j ing structure, we can start to change the accepted norms of the formulaic thinking that tends to control shopping mall design. I would like to explore this underl\,jing structure and design a mall that does more than what the aver age mall does. I would like to create a building that has Universitya positive effect on its of Cape Town surroundings and challenge the assumptions that make them bod buildings. In order to do this, one must take what is positive about shopping centres and enhance those good qualities that malls do have in order for them to have a positive impact on their surroundings. Ultimatel\,j the aim of this thesis is to create a new mall that integrates with its surroundings and gives some thing back positivel\,j to the suburb in which it is situated 9 1.3. The Shopping Experience Shopping is a dbJnamic process. ItII is anon integral to part of the dailbJ life of most people.people. We all know about bargain hunting, price compari sons, desire for that one specific brand. TheseUniversity are some of the everbJ of Cape Town dabJ topics we talk about and shore with our friends. Greed is perhaps the biggest reason for the proliferation of Ihesethese buildings And perhaps such a I,umanliuman trait is shameful and seen as negative, bJet it still is anon essential port of what ththee shopping process is all about. Advertising is one of the most important industries that allow for products and ser vvicesices to pervade our everbJdabJ life, allowing further for the activitbJ of shopping 10to be forced upon us as we trbJ to navigate our wabJw abJ through • the public realmrealm.. IIrroogerogs 4: In 1956 lhe the firs!t indoor shshcr,...popping,ng cenlre was buill by VlCVlclor Gruen in FortForI WOt1or1h Texas,Texas. It was mon e of the flrSIfirst centres to useuse sl.sLJch new principlepless such as Ideas of anchor 10 tenanttenantss., oair conditioninnditioningg andond endless swalhessWOlhes of 1Xlrparking. 1.4. A BrIef HIs1'oI1J on 1he Shopping Centre What started off as a new and exciting idea blJ Mall architect, Victor Gruen in Fort Worth Texas, resulted in the build ing of the Southdale Centre in 1956. It was the first indoor shopping centre ever built using new ideas in shopping centre design such as atrium spaces, anchor tenants, mechanical heating and cool ing and an endless amount of parking. These ideas of mall building spread rap idllJ during the post WWII 1960's eco nomic boom. In 1950 there were 100 shopping centres in America, in 1960 there were 3700 shopping centres.' The idea of the indoor, completellJ en closed shopping mall was copied and pastec allover America and rapidllJ to Image 5 : Golden Acre was one of the first ~ 1 1<'YlC'linCJ 1 Le Gates, R. 1998 during the EarllJ 1960's. University of Cape Town Image 7: The active shopping and IMng streets occur in mast old town centres all over ~allJ · These precincts hove shops on the ground floor INith residential and ether activities above. This creotes active shopping streets. This lJElOlTling for rhe integrated IJ9t eosillJ changeable shopp:ng street life is what architects IJ90rn to achieve in thair shopping centre bulldngs, but most often are linited blJ developer driven needs of high profit margins and time coostroints. Image 6: llle !XISt world war nexodus to the suburbs in North America Is what prempted the need for these new shopping malls to orise. 11 all ports of the world.world. South Africa was port of this boom whichwhich has resulted in cities that are defined bbJ the shopping moll experience 11.6.5 . New WObJ8 of Challenging the Iv1aIltv1a1l I believe that building tbJpes like molls create ""public"public" spaces that are exciting and dbJnomic, even if thebJ do tend to occur indoors withinwithin air conditionedconditioned arcades that are closed to the outside. Architects scorn the moll but H-HeH-l8re is no denbJing that thebJ do work wellwell and from on architectural point of view I believe thebJ can work a lot better., Rem Koolhoos describes shop ping as "the lost remaining form of public octivitbJ ."" He describes how it is taking over not onlbJ in the form of shopping molls, but also monbJ other building tbJpes.tbJpes . These includeinclude museums, airports and art golleries.golleries.2 TheseThese other building tbJpes are designed with strong ideas of shopping in order to conceptuolise and shope them. This is becoming more apparent as the global ized world is becoming more and more gogovernedverned bbJ the ups and downs of economic forces. 2 Kodhoas. Kodhoas. R,R. 20200000 Image 88:88: TITI18)9 GalieGallernaia VittorioVittooo Emanuele IInn Miltvlilanan was IrmgeImage 9A: The wwaterater park ofor 11/0Iv'on11 of AmerAmericica this is thethe wwororldld's's 11th largestlargest the firsfirstt largelarge scascalele enclosed arcadearcade to be built.bu i ~. It was sshhoppingopping cencenttrere. h~ recereceivesives overover 40 rnillionrnillion viviSItorSitorSS a bJear\,jeer.. 1I completedcompleted iinn during the 1877 and is still a popular ,1 So:lct8<::J:rto l1:rT1vOl.ari'.<:J O'ld Gat)9Gobe Wsi5erWeiserl1 (Aprt(Apr! 25.5 , 20072007). 'M:;'1'11',)s$1! VI5ItedVlSIled 'I CAllSCUlS!I AHrJlrocliJnsoclbns'" fofbegfOrt:>eo Tr""*,,~ $ $ t f, public ic space forfor ENef'bJor'leevet1Jor18 liVingIMng in MlMlonan. 1/// t$ University of Cape Town ~$ ~$ ~Irmge 8A8A 12 1.6. lhe Cathedrals of today The shopping centre todabJ represents, the contemporarbJ "cathedral". Malls are built all over our cities as large monuments to honour our shopping obsession. For manbJ people shopping is their onlbJ source of recreational enjobJment and thus developers of shopping malls take great care in considering the convenience that the shopping centre provides to the shopper. This is part of the problem that results in mall buildings impacting negativelbJ on their urban surroundings and creating bad spaces. It results in mall buildings where large blank fac;ades ex ist that fail to activate the urban spaces around them. This is a result of the double arcade in order for the shopper to be bombarded with Image 9B f'.s online shopping is sloslartrtilnng to toke over, the digitol realm will nneverever replace the experiexperi shopfront on both sides, allowing for maximum visual stimulation. This is ence of being in a phjJsicaol sp:Jce and being able to what results in large blank facades on the outside of the building that (eelfeel and touch the object IJOU wouwould like to bul,l. disconnect it from its surroundings. This is especiallbJ sad when consid ering that in South Africa the climate is well suited for buildings to have a stronger link to the exterior. But the driving obsession with newness and "more" is something that should be seen as a good thing architecturallbJ. Pecple are alwabJs searching for new experiences, new wabJs of doing things. We sit at the edge of an era where the world is changing so fast that pecple become bored of the present verbJ quicklbJ. This boredom can create a gap for architects to innovate. Not onlbJ are shoppers interested in new Image 10: Rem KoolhaasKoclhaos attempted to re invent the retail and exciting commodities to bUbJ, thebJ are also searching for new retail Image 9C: The linterorerbr oiof Blue Route Shopping experience in the design of Prada'sPrado's FlagshpRogshp store in New Centre. York University of Cape Town Image 11: nleTIle large bonkblank facadefacode ofo( the recentl,l completed Blue Route null has a0 negareg;:ltive impactimp:Jct on its surroundings 13 Image 12 Image 13 experiences.experiences This thesis seeks to test new ideas for what a Cope Town Shopping mollmali can be. 1.7. The DerrK::>craticDemocratic tvblltvbU for South AfticaArrica Image 14: The area farfor small trader linkedlinkoo Image 15:15: TheThe mamarketrket area atoveaoove CapeCope Town Central station. There is a quote bbJ AndbJ Warhol about Coco Colo toto Cavendish Square that states that the great thing about Coke is that whether the bum on the street is drinking coke or the president is drinking it, thebJ all know that thebJ are essentiallbJessentialibJ drinking the some drink.'drink.' It is Ameri ca that started this tradition through consumerism, where the richest consumers essentiallbJessentialibJ bUbJ the some things as the poorest consumersconsumers.. I believe that using this coco colo theorbJ,theorbJ. one can make sense of whatwhat a true democracbJ should be .. When the idea of the shopping mollmali was applied and cOPbJ-pasted in South Africa this sense of democracbJdemocrocbJ was lost as a result of the one dimensional planning principles University of Cape Town involvedinvolved in the design of the moll.mali, It isn't on easbJeaSbJ principle to convebJ spotiallbJ and al though attempts have been mode to cater towards a more outward building tbJpe for the shopping cen tre there have been verbJ few that do it effectivelbJ. Image 16:16: TreThe market area at Sunrise Beach,Beach. Muizenberg This prqject willwili attempt to spotialize this idea bbJ co l WaW arhol,rhol, A, 1975 14 tering towards the small trader, opening it to the formal shopping arcade. In this wabj 1.8 . Cape Town's Innovatfve Shopping malls the shopper who usuallbj bUbjs their goods in the formal supermarket will be exposed Attempts at innovating the traditional shopping mall occur allover Cape to the small trader in a more extreme kind of wabj - spatiallbj confrontational. Town. Here are some of the most innovative and different aspects that can be observed. The V e A Waterfront: Connection to harbour is a unique attraction that the Water In the Food Court of Canal Walk a dbjnamic space is created through the front Shopping Mall provides to shoppers. bright lights and signage of a varietbj of restaurants, surrounding a central eating area where a feeling of public space is created. University of Cape Town 15 Attemp1sAttempts to create a mall that is outside were explored in the design of Willowbridge lifestbJle centre. This centre is much less flnanciallbJ viable than a tbJPical enclosed mall because during the rainbJ sea Housing exists at the "back"back ·-·end" of Vangate mall and was part of the same devel son half the shops get verbJ little foctfallfootfall as the rain hits the arcade opment . Attempts of combining the shopping eexperiencexperience with the living experience horizonfallbJ rendering it unattractive for passing shoppers to enter were completelbJ ignored. into the ""GruenGruen Transfer". (See GlossarbJ for definition). As one can see, there is alreadbJ a need for malls to be reconfigured in newnew wwaldsal:Js and opportunities for architects to innovate in what is sometimes seen as the worst building tbJpe for an architect to investigate. And as the "maul"-ing"maul" -ing process continues to proliferate itself into new manifestations new configurations for the tbJPical shopping centre are being questioned. Architects University areof trbJing Cape to figure outTown new wwabJsabJs in which the shopping mall can be investigated as t:.f.1AII- l:£HTIU.. AS 1~ITc~l"~e people areore momovingving further and further out to the suburbs and new sites constantll:Jconstantlld ~nWEf:t-I .. · · exist wwherehere newnew ideas can be eexplored.xplored. ~.- r y ,' II 1 lC" I 16 • I s • UI 2.1. A more outward-facing building type 2.2. Public transport Most shopping centres are inward-facing The inclusion of public transport is usualll,J not properll,J consid buildings however. the verl,J nature of the ar ered in the design of shopping centres. The common school cade is to have shop fronts on both sides. of thought is that sufficient parking needs to be provided at a Thus. the active space where shoppers rate of 6 perking bal,JS per 100 m2 of retail space. This leads walk is enclosed and hidden from the out to more than double the built area of the shopping centre allo side of the building. This is what causes the cated for perking area and does not contribute positivell,J to the shopping centres to have a negative impact surroundings of the shopping centre Thus a strong emphasis on their surroundings. The inward nature of on public transport will be placed on the design of this mall and the shopping centre is often what makes the placement of parking will be considered where it will be shopping centres feel more like private and least detrimental to its surroundings. less permeable buildings. The best wal,J to counter this is to create an outward facing building. A factor that is often ignored in the design of Cape Town shopping centres is the fantastic climate that we have for most of the l,Jear and the beautiful natural views of mountains and seas that are often in close - proximitl,J to malls often are completell,J ig University of Cape Town nored. A re-thinking of the arcade is what will be used to make the mall a more out ward facing building tl,Jpe. Image 22: Perspective blJ Author: DeDcting the ideo of on integrated public transport hub as port of the shopping moll Image 2 1: tv1eIrose AIch is designed to be a shopping cen tre thai is more COfY19Ctsd to the outside. This arcade is both inside and outside. blurring the boUndaries and creat ing a more environmentolllJ friendllJ place to shop in. 17 2 .3. Informal markets As informal markets are often outside buildings, naturallbJ a tages of marketing themselves as The inclusion of the informal marketplace into shopping malls threshold can be createo that will serve both the market stalls environmentallbJ aware, Most malls is mostlbJ neglecteo in shopping malls in South Africa. The in and the formal shops in the store, This will help the shopping are not designeo with environmen formal marketplace is something that forms an important as mall to become more outward as explaineo on the previous tal sustainabilitbJ in mind, but it could pect of what shopping is about for manbJ Capetonians _. rich page This will result in creating a building that is not onlbJ aes add to their attraction as marketing and poor - and thus a better link between the formal and theticallboj interesting but also contributing to the urban setting a shopping centre that is more envi informal sector can be exploreo in shopping mall design. and the surrounding communitbJ in a verbJ positive wald ronmentallbJ friendlbJ · According to Watson and Dewar, informal markets can 2.4. Environmental sustainabiltty have a verbJ positive effect both on their surroundings and the econombJ. The effects on the econombJ include efficient There are currentlbJ no green rating standards for shopping and labour intensive tbJpes of businesses, making use of lo malls as there are for other building tbJpes such as offices. cal resources, and helping to fill the emplobJment gap.1 Tenants of malls are becoming more aware of the environ 1 Dewar. D., and Watson, V, 1981 mental issues of the dabJ and are starting realize the advan University of Cape Town Image 23: The Informal marks oOJOcent to the choS8!l site p!abjed a major role in choosing thot site. It allows for the opportunitlJ for tile market to extend into tne shq:ping mall. 18 --r:: 2.5. Mixed use - inclusion of -~ I residential The shopping centre is often seen as a highlld mono-func tional building with retail usu alild being the onlld activitld that occurs on the site. Although authorities ore usualild against the inclusion of housing into 2.6. Conclusion the moll building, I think it is Ultimatelld, the ideo behind using these factors is that it will important to consider residen Residential result in the shopping centre becoming more attractive to tial activitld as port of the moll shoppers rather than traditional molls inward-facing shop program Often a missed op . ~ ping centre. This w ill result in more people using the shopping portunitld exists in shopping 1 centre that is orchitecturalild more innovative and thus result moll design and this thesis will in more profit as the overage shopper will prefer to using a examine how the residential 1 shopping centre that storts to re-conceptualize what a shop component w ill be included as ping experience is all about. on integrated port of the shop ping moll. The residential com roI ponent also serves to give the Other centre more of on opportunitld for financial success as it cre Shopping ate a strong bose of shoppers who live within walking dis tance of the shopping moll. ::::....'-' '\ L ~, Offices .J ~ University,,' Shopping of Cape Town 0 -r: ''" Underground I parking lmoge 24: The Houston Galleria This buik:ling is the first ottempt b6J the c ~ U of Houston to introduce 0 mixed useo building into the city centre after observing the destruction of the commercial fobrt ond 1he C~6J centre becorring run down. New regiJolions demanded irrtroductiorl of shopping molls on the ground floor and iorge otriums 18 It , .. , -- \ , . t .... c University of Cape Town ~c= 1hp~',EL1\,~~ \0\ ~~o Image 25 ; Concept Sketches and mcde!s o 20N 3. Design Process ....0_ '-.,1 '-" D "~""'" ~-"'- '-" CJ _...... ; _ ""tt" t~ Image 26: Density Mapping of Cape Town UniversityImage 27: Retail Mapping of of Cape Cape Town Town Image 28: 20 year concept pion for Cape Town Initial mappings were done to determine where exist The above mapping shows the retail centres in red. The size of the The above image shows the ing retail centres in Cape Town are. A site in the outllJ red dot is directllJ proportional to the amount of shopping centres planning principles for the fu ing suburb of Muizenberg was chosen. A mapping of clustered together in that specific district. One can observe how the ture of Cape town. It indicates the catchment area was done to determine whether Southern suburbs are lacking in Shopping Centres in relation to the that there is a need to develop a regional shopping centre would be feasible. Accord Northern Suburbs. the false BalJ coastline as kelJ ing to the population within the 8km radius, a regional nodes are established. shopping centre is feasible. 21 KEY TAXI ROUTES BUS ROUTES .. TRAIN STATION TRAIN LINE MAJOR ROADS RESIDENTIAl ZONING COMMERCIAl/RETAIL ZONING INDUSTRIAL ZONING • SHOPPING CENTRE LONGBfACH REGIONAl SHOPPING CENTRE BLUE ROUTE REGIONAL SHOPPING CENTRE PROPOSAl - NEW REGIONAl SHOPPING CENTRE CATCHMENT AREA FOR BlUE ROUTE MALL CATCHMENT AREA FOR NEW REGIONAL SHOPPING CENTRE PROPOSED UniversityTOTAL F'C'PU...A1PN of cr CATCHv1ENTCape .A.REA Town - 211 1906 (os of 2001) 1l-EREFOOE ESTMATED POPULATK:'.Y\I N 2012 - 252 500 "fUTUltE POPUU'TIOH .a C.l.ItR£NT fICfI\..J.ll.:) x (C.ROWfH RAT( KR 'I'[~Jn .o f'" \'t~ Image 29A t1'leqf0l'l'wIlholllfO'Ol'lJ'\tlkoll.60'X fUTURf POPll..AllOH 1M 0( 20"12, • 111 Q. X(1 .0 \ 611 --_ ...__.._ - ._--_._._. .. ZSlIWl6 N Shopping Centre Catchment Area Mapping ~ _ -.J iMETERS 1 : 60 000 o 1625 3250 6500 9750 13000 22 A ImoOP. ?qR~ Shopping Centre Classification (for South Africa) - ~; " Sizeo of A.cct'Ss _ds r::: Type of centre Trade' Area """'!: Ml.lnT~nts 1 ":::' Cttntretm ) I'f'qUtrfl'MOts (atchm@JIl Imk1 .) Filling Station flllllll "'''' ....,. ," StMfononiv ~=~;;: Spaza .", ...... ~in Ivr~Cti ~ <1000 , <2 ' Ca e/SUDenml!', ew con.....~ slOf"eS Small Free-standing Centre 500 · ' 000 ~~ .~~=- <2000 Local convenience ,,,,, . )wo "'*'orcofltcCQII 700 . 2 sao 1,5 ) Sup@rm;'l ,':t ~ corM."!'l~ st~ OIP8lSol .... 3600 12520 Stores/centre ----'".-. Neighbourhood Center ' 000 ' 2 000 ,...... Main .... 2.00 . 2 : ~~~~~. somesmatl 5700 I~o~ • Community Centre ,lOOO . 25 000 Group of Ma"'..... 8 soo· ]0000 . ] 6 L&.rJl!' SupformI,ic.et ...... 17800 62 sao ConWf\lfonte, wn;aU I'lrltioNl dOl.h'"l storti, f~11~ and ToIklll'·aw."" Small Regional Centre tf1iOIf:>OlillO r.o Ii6Ip'....fd h001 r.-t'lftln C't aI,.. UOO .U7) The site is at the end of the M5 where it meets the coastal road at sunrise circle. A connection to the beach is verbJ important in order for the new mall to have a new out ward expression in relation to its surround ings. The new shopping centre can serve the growing tourist market for the Muizenberg Area and bebJond It can also show new wabJs of developing the coastline that haven't properlbJ been explored, especialibJ in moll design in Cape Tow n. It has potential to be a verbJ unique building. University of Cape Town 23 There is a lot of open space around the site, making the build ing become a landmark building from whatever approach one decides to access the shopping centre. Certain amenities exist such as parking and basic beach facilities. is 40,000 square me ters which is ideal for a regional shopping centre. According to the J Shopping centre classification ta ble, the regional shopping centre needs to be a minimum of 25,000 square meters. There is an existing low -rise office building on the site which will be University of Cape Town demolished to make walJ for the new shopping centre. Movement mappings over site, show that the site is alreadlJ used extensivellJ blJ pedestrians, this is further proof that the mali should rather be catered towards the pe destrian as opposed to the motor N car. Image 31 Open Spaces and water ------11 ~ IMETERS A or~L-Jo 85 17 340. 510 680 SANDVLEI University of Cape Town v!~ IP-1,.. ~ . -: -.Pl '·-·-l I ~ I " ~...... The site presents manlJ challenges and opportunities for a ...... =- .• \_.. new building to make connections towards. The verlJ dif .c.1Il .. r.: '•.=--.. ~ , .... t!';." ~.. .•.c .. ,~.,.- ferent aspects that need a response towards and can be .. -= 1 I' _ , .. ~- , .""". __ iIII" I ••••• I •• -. •• •-.-----. 9:...... ~" IJ~ ...... ~. •• ~ t I ...•...... observed in the images below. ~ ~ ...... _...... ' ~ !II- • • .. ... ~ ...... --.~.... .", .••• I to-" 1 • II .."...... • .. . ~_ ...... • r. _ • L"-JIL ...... •...... 1:... 1 1"'fl- __ ~ . L I ]:' '··-1...... 1 .. ... 1 ...;. '... • - '-1 . • .• III . • . " : .. ,If • I . ... ~ III, -I"'· 'r1 ,.. ~ I:.!'" ~J - I _l l~.~.~ II " ..1 ,.,1\.1~ ' ~II ..... ~'I'J 6 ...... -..\~ \ =SINGLE ., =OWELLING . ' .. - SUBURBAN .... ~.. ',..",. ,-...: .•~ ~~~ . ~~" Image 34: Urban Connections N 26 A~70 3~0 5\0 6k~E" 1m:Jg9 39: M::l\J'1taln Vews ~~-~--; -f+ VIeWS The site has fantastic views of the surrounding University of Cape Town mountains. To the west is Muizenberg Mountian, and to the North is the back of Table mountain. Sea views of False bat,J to the Horizon are on the East and South sides of the site. Image 40: Royal R=d. looking towards tre MJizenberg mountain 27 3.3. Ideas of ordering In the initial phases of this prqject. ideas were tested to make use of the amount of square meters needed for a regional shopping centre. As the site was starting to be taking over by large moll interiors. a very worrying foetor was noted. The moll was be coming a common typi Image 43 Image 41 Image 42 cal isolated building - the opposite of what I wonted this prqject to achieve. Im ages 41 - 44 show these failings Extreme interven tion was needed. University of Cape Town Image 46 shows the new ideas as they progressed to something more inno vative. The some amount of square meters could be achieved by stocking the moll into a 3 story strip Image 44 Image 45 running from 1 side of the 28 3.4. Plan Development site to the other. One can .J see how this idea was devel \ I (\ oped in the following image. \ 1 ~ also resulted in the strong \ idea of a courtldard space ~J '~ being created. 1\.....~·,t;;~t . , 1/ . ...~ : - • • ' I t . .~ ", • ! ~ - I ,j 1 - ;~ This long arcade strip was -- . ' - ~~ I ""' - ' ~ I, .... ,.' then kinked 3 times. This '\ 11 ,- \\'l i. . ~J. '~• ~~~I ~ .- ,.\~r;;1 . Ill-] . ~ 'J ~::'5> ,~ I < - - - was done so that the mall . ~ !:. ~ I " ~ . ~ i .. I does not feel like one verld ~ \ Image 48 long and daunting arcade Image 47 Image 48 that shoppers will be dis couraged to traverse. It will \ \ r- I encourage shoppers to go .... , ...... t~ll ." .. ..., . . up and down as theld are al trt' ,till' waldS anticipating something , "~ 'i ; '-;:1':; ,_ . , J as the tunnel turns. The ex . '\ \ • .-1 ,' ,- ~ .-, -,-,-.',:, - perience of this space is a lot University of Cape Town more er)joldable than the tldpi cal double arcade because ...... -'( \ . '\ .-'l'I " ~./ \ , ...... J J , '.1/./ one can have a beautiful \.\ .;' \" '~" ~( \~ , ~ ~.~ ~ view of the sea and of the .... \\ ~ ~t ~ \\ ~ market and housing develop \ .,;, ,..--. ~----\ ment - All being linked visuailld ''\ in a verld strong wald. Image 50 Image 51 Image 5~~ 28 3.5. Concept Development Image 41: rough ccn:sptconcept sketchsketcrl shoshowiwingng hous iirlgng protecti"Qolectng tthehe maDmag Images 53-57: ideas of concept to programme to activatbn of ·pub·public·lic· space Initial concept sketches show the primal idea of breaking open the shop ties to be exposed and allows for urban interaction to occur. BbJ this I mean ping mollmall and letting its activitbJ be exposed to theUniversity outside.outside. of anonCape interaction betweenTown the inside and the outside. The idea of a market that feeds off this facade was starting to becomebecome apparent. The first three concept sketches show basic wabJS in which this can be done.done. As the idea of what this building would be, were starting to de As the idea developed furtherfurther,, ideas of pulling out the formal shopping area velop, the idea of one long continuous terraceterrace was beginning to seem like occurred, so as to make entrancesentrances to the main mail,moll. closer to the beachbeach.. a highlbJ feasible optionoption. Tile initial idea behind it was that it would expose Initial model studies (see page 33),33), sought for a mollmall that is protectedprotected bbJ resi resi the inside of the shopping arcadearcade to the papassingssing vvehicularehicular traffictraffic and dential units that enjolJenjobJ both sea and mountain views. thus a new form of 'footfall"'footfall" would be gained bbJ the shop fronts being The ideas was that the 3 important structuring factors:factors: the mall,moll, the market exposed to passing traffic.traffic. It would be anon arcade that allows for activi- and the residential. allow for a great metaphor to occur. The residential forms 30 Images 58-62: Questioning densification in the suburbs Jt~ ltf __ .~[1Ei£t- hrlrT inn. ~ ~t" -~ n c zF2DE3r-1 "' ~ i~ t Imag3 58 Image 59 Image 60 Image 61 Image 62 Q ~-.. • ~-=-- ~-i f.... '''" '. ,19, \ ---_., ~~ ~~ :~-c-- ~ ~ Image 63, A metaphor fOr a moll the container of the building, protecting it from the University of Cape Town harsh south easterl~ - like a protecting wall, The ' IIIJII/ formal mall is like a wave that "crashed against III I I IJ~ll \I o 0 " c) the wall. while the market acts as a rh~thmic enti IS 0 a <> o·~ " 0 " . Iflit ( ties that is used at different times of the da~ and o 0 .. ~ " t" . .. As the design process began, manld different methods were tried and tested using model build ing, computer graphics, technical and rough sketches. As different ideas were tested and sketched a similar medium was used as shown in the following images. Right from the start, the building was thought to be on outward building - especioilld the arcade space. The strong idea of the arcade stretching from east to ~"' west over the site is what stalded throughout the different mod ~- els with the housing around the edges. In image 54, a large central court \ Image 65 IrTY-Jge 66 ldord space was created. It was however, not as easld for the moll South Easter into the courtldard was a compromise that The courtldard space, however still was locking something - it to penetrate this market space hod to be mode. It was better to open the moll into the was too open and too predictable to create on exciting area effectivelld. Parking was tested bld beach in some WOld and use the housing units to protect for trade to occur and people to come together. putting a large multi-storeld ga most of the courtldardUniversity space Ideas of separationof Cape of the Town What realild moved the prqject forward was a new envision rage to the bock of the site on courtldard were starting to occur ing. This can be observed in image 56. It was to propose that the North Facade. In image 55 ideas were modified although the overall plan a massive romp feeds the existing weeklld market and slots Gaps were mode between the ning was modified. Ideas of bringing the retail outward in itself into the moll. It cuts through housing creating massive housing to link it to the existing long arms were tested. The housing was broken up fur entrances and at ports it levels out and steps down to cre market and help create a new ther to have more entrance gaps. The idea of the hotel on ate recreational areas with water features, grassld area and circular route, integrated with the top of the parking lost was tested as a WOld of creating amphitheatre-like seating on the sides. A strong axis to the market. The ideo of letting the a component that dealt with the tourist aspect of the site. beach is created, encouraging a link to the beach. Bus/taxi 32 "/ ------\\ '" ~ . --/~~/\\ \ \ University of Cape Town stops on either ends of the arcade help encour age movement ootween the formal shopping area, The parking slots under the ramp into underground levels and is accessed where the road slopes down, It is concealed from view from everhJone, The previous spot where the parking garage, on the North of the site, can be used for housing that will respond to the existing suburbia, Irrage 67 33 . ' \, " ( - ~ (Y) f'-. "'-.. 6 c •• \ : . . UllIf ' • • , I - I I University of Cape Town One can observe in the sections how the idea of the arcade was tested with manbJ different options as well as in the plan. The mountain formed an important port of the thinking behind it as it is a beautiful view that should be included as part of the courtbJard space. The ideas was developed to place the an Image 72 chor tenants on top of the building so that people will be drawn to the upper floors. It also allows for these upper floors to ac quire north light and fantastic views to the '-t:J-S~ 'I/CII'e;-<;'· 'Nr~.ANGG/ t::1,.r~/ed SP~t:,.6 mountain. c r .-vCA'14..3 ;J Servicing the building was dealt with bbJ -~~ placing a ramp at the back that goes un derground. Large service lifts go to the dif -t=. , ~ _ ~b _ ferent level while the anchor tenants will I; d _ 1._1 use their own private service lifts. - ---.....===OO-~Jr---'--v-/V..;.."O-E-;lI.....!.,:.-~-"N.&>- """.<1'"""-1/6 ff ~ -.,)0 OI:LIV• .4 Y TI . rJ:'/' or ...... , A/ -r-~~ ,/ u ,r,\tTA..A Afr.c' AP~ Image 73 University of Cape Town -_.\ MINOR ANCHOR Imoge 74 35 3.8. Model Building Mcx:JeI building was used through out the design process for differ ent purposes. In image 75 one can observe tile context built at 1 in 2000. Image 78 shows all the initial mcx:Jels that were built as quick conceptual ideas as a wabJ to begin to "feel" out the site. Im age 77 is the en-loge mcx:Jel that had some interesting kebJ ideas that were carried out throughout the design process such as the housing protecting the site from the South EasterlbJ wind. Images 78 - 81 show different mcx:Jels that started facade explo rations of the main arcade strip among other ideas that were be ing explored It was about an at tempt of how to open up the mall University of Cape Town to its surroundings for maximum visual stimulation 36 University of Cape Town 3.9. Axonome1ric Development '\ I ..,.... ", _- {..J_~ *' 1\ lI()v$llI~ ~ Irroge 82 The axonometric sketches show a walJ of thinking about the court (,"1'. lj, lJard space and how it changed and developed from initialllJ a small outside am phitheater leading up to the interior, to a mas sive series of bridges and ramps leading up to different grandUniversity entrances., This ramp of create Cape the plinth wwhereTownhere two levelslevels of parking can be hidden underneath as well as storage for the shops and market stalls.stalls, Recreational space and additional storage space for the market form buffer IrrIrmgogee 84 zones between the residential units and the market areas.areas, This mall is about including the recreational space into the shopping experience as a walJ of getting shoppers to shop ,"?" ~ for longer hours blJ enhancing the experience of the maiL It also allows for the fantastic climatic conditions to be enjolJed and prevents people from spending long hours indoors,indoors. ImageIrroge 83 38 ~ 3 m. 0 ::J 0 ~ ::t. ~ • C [[] • 0 U) u ~ CD Q CD -+ -:7 0 0 0' :5' ~ CD Q. S ~ 0 Q 0 (f) -- CD -+ 7\ :J ~ ffi CD 0 ...., (f) :J CD -+ CD Q 0 CD Q c (f) (f) :J ~ m 0 Q. 8" eQ cc I :...J --*=' ~ OJ B (J) '@ OJ (J) g '@ .Q _ 0 " .. - 0 0') , ~ ., - ~ University of Cape Town ?!' ~ , c.u co 3.11. Entrance and Access i "'\ ( \ l l • I i == / Tl ll~tJ .-L ~ E \\J !' IJllli (-_ _--" ~-rr- d:rtd - L I ----+--- ~ :mq JJJ- ~ ~ ' ,,,,::: ~ _ J - ...... '-~-j-.~ --- ~ " - =', -;/, ~ . .-., ~ ~T"'-----'- < ~Zs/~rli .-J -+. \;~~-1 ' 1 "-.. Irmge 89 Irmge 90 Irmge 91 .:r-.. Throughout the design process I alwalds re outside and thus this building design makes market leading into mall. In this wald entrances garded the design of entrances and access to use of that in an extreme waldo and acess will design on urban scale as well as the shopping mall as highlld important Entranc at the human, more intimate scale. The reason This will be done in manld different walds such es and threshold spaces between the inside ing behind studlding the entrances in such hex as connecting the interior arcade to the mar and the outside are verld important for connect treme walds is because this building is all about ket stalls amd creating social spaces using ing the mall to its surroundings. It was through making different connections between building social stairs. The entrances are also posi the observation of different shopping centres and landscape on manld different levels. tioned at points that will cause friction for ex that it was concluded that the most exciting ample, such as at bus stops combined with spaces in malls are where theld open up to the University of Cape Town 40 -+ _. ~ ~ :::J f\) - ~ • • 3 0 ::t. cu a. ~ 8 B University of Cape Town ~ co 3 w co g '@ ~ University of Cape Town 3.13. Conclusion One can sit bock and sabJ: WhbJ do bJou have to change a building tl:Jpe that is works? People are hapPbJ with malls so whbJ do bJou wont to make them different? I don't think that excuses of functionalitbJ and profitabilitbJ are necessar ilbJ relevant in this case. If that was the onlbJ argument for the shopping centre, then we would never see the attempts at innovation shown in the above shopping centres of Cape Town. It was attempts at innovation that resulted in the spread of molls all over the world. Therefore in order to progress one needs to make new attempts at innovating the design of new moll buildings. It is onlbJ through an intense research bbJ architects and researchers that new wabJs of innovating can start so that the end result will manifest itself into a phbJsical built form This will set the bar higher for future molls not onlbJ in Cope town but start to redefine what a shopping centre can do all over the world. Uitimatell:J this w ill result in the shopping experience being more enjol:Jable for the shopper! University of Cape Town 43 4. Appendix 4.1. Glossary of terms Anchor TenantlStoreTenantlStore In retail,retail, an anchor storestore,, draw tenant, anchor tenant, or kel,dkebJ tenant is one of the larger stores in a shopping mall, usuallbJusualll,d a deportment store or a major retail chain. Regional Shopping Centre A regional mall is, per the InternationalIntemational Council of Shopping Centers, a shopping mall which is designed to service a larger area (15 miles) than a conventional shopping mall. As such, it iiss tbJPicallbJtl,dpicalll,d larger withw ith 37,000 m2 to 74,000 m2 gross leasable area with at rustleast two anchor stores and offers a widerwider selec tion of stores. Given their wider service area, these malls tend to have higher -end stores that need a larger area in order for their services to be profitable but mabJmal,d hove discount deport ment stores. Regional malls are also found as tourist attrac tions in vacationvacation areas.1 Shopping Centre!lv1aHCentre!lv1a1l Planned shopping complex under one central management, leasing units to individual retailersretailers,, with a degree of controlcontrol bbJbl,d management who are responsible overall for the centre. 2 Footfall A term used bbJbl,d developers to describe the concentration of shoppers who pass a certain area. The amount of footfall is one of the most important things that shopping centres rell,drelbJ on to survive financiallbJ.financialll,d. Une Shops The smaller shops that line the shopping arcade of the shop ping centrecentre.. ThebJThel,d relbJrell,d heavilbJheavill,d on the shopping mall model in or der to survive. TThebJhel,d need the anchor tenant to provide enoughenough footfall for their financial viabilitbJ.viabilitl,d Gruen Transfer The Gruen transfer is the moment when a "destination bUbJer,"bUl,der," withwith a specific purchase in mind, is transformed into an im pulse shopper.sllopper This usuallbJusualll,dUniversity happens 20 minutes of after Cape entering Town a mall. The shift can be observed when the movement of the shoppershopper changes from a determined stride to an erratic, me andering gairgaif3 1 InternationalInternational Council of Shopping CenCentetersrs Shopping Center DefinitionsOefinitions for methe USUS InfnforormcllCl1ion accurateaccurote asos of 2004. Re trtrievieveded Feb 20. 20072007. 2 B3dBeddingtan.dington. N . 18821982 3 CraCrm\llford,.vford, M. 18821992 44 4.2. Bibliography References from footnotes: • LeGates, R, The Cffy Reader - Chapter - The new lliwn town Bl,J W itold Rl,Jbcl,Jznski, Routledge, London (1996). • Dewar, 0, and Watson, V, IvIarketplaces as a Straf'egJ,j for the Stimulation ofSmaI Businesses, Urban Problems Research Unit, UCT Publishing, Cape Town (1981) . • Koolhaas, R. and The Harvard Prqject on the Citl,J, Chapter 10 - Shopping ",om Mutations, ACTAR publishing, Barcelona (2000) • W arhol, A. , The Phi/osopIly ofAndy Warhol: ",om A to B and back again, Harcourt Brace Jovanovich, Universitl,J of Michigan, (19 75) • Beddington, N , DesIgn for ShoppIng Centres, Butterworth Scientific, London (1982) • Crawford, M , Chapter 1: The world in ShoppIng From Variations CX1 a Theme park. Bl,J Sorkin, M., The Noondal,J Press, New York (1992). Other References: E3cx>ks: • A+ T Research Group, This Is Hybrid, A+ T Architecture Publishers, Vitoria-Gasteiz, Spain (2011). • Foreman, C, Skinner, G ., e Cloete, C , Typology and Term/noIogIJ: ShoppIng Centre IvIanagement In South Afffca, South African Council of Shopping Centres, Pretoria (2003). • Mandl,J, N, A Cffy DIvIded:.Johannesburg and Soweto, Macmillan, Johannesburg (1984). • Morkel, E, The sock:Jl and environmental Impacts of shopping centres CX1 the three resldentkJl cxxnmunJties In Cape Town, UCT Publishing, Cape Town (1988). Jo...Jrnals: • Author not listed, Architect and Builder January 1997. Victoria Wharf Extension, pp 22 - 27. • Cooke, J , Architecture South Afffca, IvIay/June 2CXJ8, "Willowbridge," pp 40-43. I'Jewspaper Article: • Mel,Jers, 0, "Horton Plaza's sales Booming," Los Angeles Times, Oct. 4, (1987). interviews: University of Cape Town Interview with Xander Rau (Developer of Redefine Properties) on 30/03/2012. Interview with Robert Silke (Head designer of Louis Karol Architects) on 1210312012. W ebsites ae fulll,J described in the footnotes. 45 4.3. Image References iTlclgaiTIClQO 1 FroICVq:hProICV~ bu AuIh:>rAuthOr magetnoga 46., U"roag!!Vooge t\jby .....At .l'ho'lhor I'nagaIrroga 2 IrrogaiTlog8 DJtJu ...."horAl.fthor i'roq:>iml:P47 '17,. ITtOQetiroge t\jby AuJhorAulho' iTIClQOffi:Jga :3 hnphllpJlllrewanews tr ~'GLJk<>~ . roroJ ,, j 46