Home PageProject Report
Jorge Teixeira - Architect and Urban planner
1. INTRODUCTION
The present report can be found in the DETAILED URBAN PLAN of Capital Country Club, a modern urban development.
This study is presented after the approval of the previous study and includes certain recommendations from the Praia city council which in this final phase of the project have been taken into consideration.
As stated this plan was developed in the light of the following criteria:
- To endow Praia with an urban zone of high standing, as befitting a Capital city;
- To safeguard the value of the areas landscape, to protect its natural patrimony and the architecture to be built;
- To transform the site into an area of particular interest for the city and one which will become an urban reference point for Cape Verde;
- To re-equate the lots on the hillside within the set parameters of urban and environmental integration;
- To develop viewing points and to promote a location with a pleasant panorama to appreciate.
2. FRAMEWORK
The project area is located on the periphery of Praia, along the axis of the road with links the city to Cidade Velha. Known as Monte Babosa, a reference to the existence of water deposits which serve the city of Praia. Covering an area of approximately 43 hectares it borders ENAVI land to the north, the industrial zone of Tira Chapéu to the south and to the west the road to Cidade Velha.
2.1 Site
The project area encompasses the whole of the west hillside bordered to the south by the existing platform. Situated on a level approximately 80 metres above the road, the platform has magnificent views in all directions, with prominence given to the southern view which encompasses all of the area of Gamboa extending to the Port and the view to the West which looks across Palmarejo with the blue sea as a backdrop, beyond which is the superb view of the Volcano of Building when the visibility is good.
3. CARACTERIZATION
3.1 Relief
Physically the project area is characterised by two sections:
Hillside area:
The hillside area begins by the Access road to Cidade Velha covering an extension of approximately 230 metres before reaching the existing summit plateau. To the west is a sharp slope which is accentuated towards the northwest side. In this direction the terrain is excessively rocky, presenting on the surface large rocks. The southern hillside is not rocky and the slope is less steep allowing a building to be assigned to this side.
Raised area:
The raised area is in the form of a plateau, covering an area of approximately 90,000 m2. The predominant geological characteristic is basaltic rock and compacted sand. Vegetation is sparse. There are some acacias irregularly distributed and mainly to be found on the North West hillside. On this slope can be found considerable amounts acacias. These have not grown up in a spontaneous manner but are rather the result of the intentional reforestation of the land to the north.
3.2 Winds
The prevailing winds are from the Northeast. Consequently the whole area of the hillside whose slope is hidden against the prevailing winds, providing natural protection from the winds, is favourable for the development and growth of all vegetation that is proposed to be introduced.
The plateau, contrary to the hillside, is open and exposed to the winds in an excessive manner. For this reason all the buildings are to be built in the form of a protective curtain along the axis of the principal artery running in a north south direction.
3.3 Solar exposure
If on the one hand the layout of the lots provides good natural ventilation, this same layout allows a gradual exposure to the suns rays throughout the day up until the afternoon where exposure is direct. For this reason the buildings which are integrated in the condominium should take this into account, given that this preoccupation is always present, to ensure a thematically pleasant environment.
In relation to the buildings classed as panoramic they enjoy the same privilege in relation to exposure to the sun due to their south facing orientation.
3.4 Visual interest points
It can be said that the entire hillside and the plateau present wonderful views.
3.5 Access roads
The project area is accessible via the road to Cidade Velha. As this road is currently the only form of access it could become a possible point of conflict, above all considering the tendency for future traffic growth along this road with the increment of urbanisation foreseen for this area.
The planned access roads are classified at three levels according to their size and level of usage. The main road, with a width of 8 metres, will function as the spinal column of the whole urban area. The secondary road will function as a tributary for traffic from the centre of the urban area and will have a width of 6 metres and pedestrian access.
3.6 Infra-structure
The project area located outside of the urban perimeter is reserved for urban infra-structure and public utilities. These currently do not exist in this area and will consequently have to be built up. The installation of this network will be facilitated by those that already exist along the road to Cidade Velha.
a)Drinking water
The network of water is the focus of a specialised Project. However, its provision is to be made through the public network via a secondary network which will provide the entire community.
The provision of water is to be made with the assistance of a pumping station located on the foot of the hillside. This will serve an underground cistern to be built on the plateau. The water from this cistern will then be pumped into a raised water tank which will feed the whole community.
b)Sewerage system
It is planned to construct individual sewerage systems within the boundaries of each lot.
c)Electricity
The electricity network will be the focus of a specialist Project. As with the provision of water, it is to be part of the public network, installed underground along the planned roads.
d)Telephone system
The telephone network will be the focus of a specialist Project. The cables, as with the other networks, will run underground and follow the route of the planned roads.
3.7 Functions
The dominant planned function is high quality habitation along with some commercial activity to serve the residents. The commercial activity will be along predetermined lines and its location has been established for the plateau. The plan reserves specific areas for sports and leisure, these sites are located at points with splendid views and denominated for resident.
4. FUNDING
The terrain is the sole property of Fernando de Sousa, who through Sales will transfer property rights to the new owners in the form of a partnership.
The area of concern for this present study covers approximately 43 hectares of which 12.92 have been designated as lots for individual sale. The remaining area corresponds to 30.40 ha and is planned for: sports, occupying 0.48 ha: leisure area, occupying 0.47 ha; green areas occupying 18 ha and access roads occupying 11.45 ha.
5. URBAN ARRANGEMENT PROPOSAL
5.1 Site reception capacity
Of an approximate total of 43 hectares which constitutes the project area, 12.92 hectares are destined for habitation of which:
- 3.89 ha are intended for buildings which constitute the condominium;
- 5.84 ha are intended for buildings on the hillside which constitute the Panoramic buildings;
- 3.19 ha are intended for buildings of mixed use.
This habitation area corresponds to 30% of the Project area and consists of a total of 267 buildings , giving an occupancy rate of 20.6 buildings per hectare; these calculations are not of the total area but of the total built-up area.
For sports activities an area of 4,800 m2 has been reserved. This corresponds to an area of 18m2 per building , this is the minimum established under law Nº 85/IV/93 which defines the rules for the division of National land and urban planning.
6. PLAN OBJECTIVES
The proposal which is presented is the result of ground work done by one of the promoters of this enterprise. The proposal analyses the local under the existing conditions, in particular the topography of the land. This practically determines the nature and use of the soil as the project seeks to minimise the amount of earthworks.
The philosophy of urbanisation for this area has a special character. The intention of the promoters is to create habitation nucleus as a "Satellite" city.
The intended objective is for a resident community, easy to access but conserving the periphery character, guaranteed by its topographical discontinuity in relation to the area involved. In terms of functions this community will not be autonomous. It will maintain strong links and dependency with the city due to the lack of public services. Given that of an area of 43 hectares only 29% is intended for occupation the occupancy rate will be 2.5 lots per hectare.
Proposal guidelines:
- To create an inhabited community with a quality environment that can enjoy the advantages of a closed condominium.
- To create lots on the hillside corresponding to environmental concerns.
- To explore local viewing points.
- To safe guard the landscapes value and to protect the natural environment.
7. SPACE ORGANISATION PRINCIPALS
7.1 Division of areas
The establishment of areas with separate specified functions and activities was an imperative determined by the very nature of the terrain and the necessity to adapt the buildings and their intended functions to the physical conditions.
7.1.1 Habitation area
The following areas were defined as for habitation:
1. The plateau on the high part of the terrain
2. The hillside located to the south of the terrain
On the plateau referred to in 1. will be located the lots constituting the condominium. They will be buildings of the "single-family" type consisting of two floors and conforming to the designs marked on nº6.
Developed in strips running along three arteries which cross the plateau longitudinally, the lots are of varying dimensions between 400 and 800 m2. They are distributed in nine blocks, representing a total of 71 lots and covering a surface area of 5,8 hectares.
The hillside area integrates the lots demarcated for habitation of the "multi family" type consisting of three floors. The constructions on the hillside will be terraced, which will allow for fantastic views over the south part of the city which takes in the Port of Praia. For this reason they are referred to on the plan as Panoramic habitations. The 19 lots which are integrated into this area are of dimensions varying between 1,400m2 and 2,700m2 and cover an area of 3.6 hectares.
On the lower part of the hillside are located 16 lots for mixed use, covering an area of 4.5 hectares. This area could be used for services such as commercial or Office space.
This area of mixed use will have buildings of three storeys. The choice of this area for mixed use buildings was influenced by its proximity to the main road to Cidade Velha and its proximity to existing lots of this character, namely those of Tavares constructions.
7.1.2 Public and collective services
The public buildings are to be located in the area of the closed condominium essentially for two key reasons:
1. To have an area of controlled Access, to ensure that these services are for the exclusive use of the residents .
2. To have the condominium area on the plateau topographically flat to facilitate the Access of equipment and to ensure that their costs are as economical as possible
Consequently the condominium area integrates (9) nine lots whose limits coincide with the blocks and are designed for buildings of a special character such as a hotel, restaurants and a supermarket. On the volumetric plan these are under the reference Block HC. These lots cover a total area of 1.2 hectares.
The whole urbanisation will be served by an enclosed sports area. This covers an area of 0.47 hectares and will serve 267 buildings planned for the area, making the rotational area intended for public parks and the enclosed sports area 18m2 per building.
7.1.3. Public parks and spaces
The parks cover a surface area of 20.60 hectares, which for calculation reasons are not considered to be part of the rotational area. This area corresponds to the west and northwest hillsides, shown on the plan as non-habitation areas. The whole of the condominium area will be integrated with public walkways ensuring free Access to the panoramic areas, one of the key components to characterise this urban development.
There will also be integrated into the public spaces three panoramic viewing points which are intended for leisure and recreation activities. These cover and area of 0.47 ha.
