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Jackson Clements Burrows
Architects LANGRIDGE ST OFFICES 60-88 Langridge Street S 23-45 Waterloo Road, Collingwood
Town Planning Submission
Urban Context Report
20 December 2018
2
PROJECT CONTENTS
Architects Statement 01
Urban Context
- Zonal Plan 02
- Transports Infrastructure 03
- Community Facilities 04
- Site Analysis 05
- Existing Conditions 06
- Land Survey Plan 07
- Future and current developments 08
- Local Character 09
Design Response
- Massing Concept Diagrams 1041
- Facade Features 12
- Design Features + Materiality 13
- ESD Initiatives 1/1
- Precedent Imagery - Facade Articulation 15
- Precedent Imagery - Materiality 16
- Visualisations 17-22
PROJECT
Langridge Street Offices
JOB NO
17-090
ADDRESS
60-88 Langridge St, Collingwood
23-45 Waterloo Rd, Collingwood
CLIENT
Peregrine Projects Pty Ltd
DATE
20.12.2018
REVISION
COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 9654 6227 jcba.com.au
60-88 LANGRIDGE STREET S 23-45 WATERLOO ROAD, COLLINGWOOD
ARCHITECT'S STATEMENT
01
The proposal located at 60-88 Langridge Street S 23-45 Waterloo Road, Collingwood is commercially zoned. It is recognized as an old commercial and industrial warehouse precinct which is growing increasingly with residential developments surrounding the site; particularly towards Smith Street to the west. The site is centrally located, bound by both Fitzroy (Smith and Gertrude Streets) and Abbotsford retail precincts.
Positioned on Langridge Street's northern side, the streetscape is characterized by a mix of medium scale commercial building types offering large, low-rise warehouse spaces. There are a number of planning applications and permits in the immediate precinct, some contemplating heights in excess of 10 storeys. Many of the larger land holdings along Langridge Street - and beyond - are likely to be redeveloped in the short to medium term, triggering a shift in the broader urban condition and presenting an opportunity for this proposal to set a benchmark in both urban and architectural design.
The current use of the site is mostly an open-air carpark with double-storey warehousing to the rear of the site with frontage to Waterloo Road beyond. In addition to the secure on-site parking, accessible from Langridge Street, there is provision of on-street parking adjacent Langridge Street and Rokeby Streets.
A 2.5m wide footpath runs adjacent to the Langridge Street (south) boundary. The site shares five common boundaries with properties to the east and west which has been considered in the design proposal by way of equitable setbacks and introduction of green spaces.
The site is well serviced by public transport along both Gertrude Street, Noddle Street and Victoria Parade. Options including tram routes 86 along Gertrude Street and Smith Street and route 109 or 12 along Victoria Parade. The site is also well serviced by allocated bike lanes and paths along the surrounding major roads.
This proposal signifies one of the first major new commercial developments in Collingwood between the active intersections of Smith Street and Hoddle Street. In consideration of the surrounding context, the proposal establishes a predominately four storey high datum of 18.4m to the street wall. The street wall is articulated further by varied materiality, height and rhythm of the colonnade, reducing the built presence on the corner block. The upper form of the building is set backfrom Lang ridge Street and the overall height of the building (32.8m) has been determined to mediate between neighbouring developments and avoid overshadowing the southern footpath of Langridge Street. Future development in the area are expected to be 8 - 10 storeys in addition to the recently constructed 17 storey Yorkshire Brewery by Hayball directly to the north of the site.
The proposal seeks to remove the existing warehouse and replace it with two restaurants and a Recreation Centre at street level, 8 levels of office floor space above and 2 levels of basement car-parking accessed from Rokeby Street. Outdoor terraces are also proposed to provide a high level of amenity to the offices and their occupants.
A rhythmic grid enwraps the facade of the building, articulated by three distinct colours that create a visual relationship between each building and their shifting forms. The edges of the facade are at times expressed and concealed, further blurring the appearance of levels and overall height of the building.
At street level, design consideration has been given to enhancing the footpath to Langridge Street and the pedestrian walkway that traverses the site. This has been enhanced by the introduction of an arcade to soften the threshold between the public space of the footpath and the tenancies along Langridge Street.
Further activation at street level is achieved along the Langridge Street frontage by a large atrium between the tenancies and a shared office lobby. The atrium and open staircase presents itself to the road to encourage occupants to utilise stairs.
The proposed building line has been set back 2-4 metres from the southern boundary to contribute to the open space of the suburb and improve visual connectivity through the site. A predominantly glazed restaurant tenancy is inserted along the street frontage, corner edge and pedestrian walkway to increase the permeability of the building and allow space to flow from outside to in, and inside to out. Moreover, landscaping and external lighting has been designed along the pedestrian walkway to encourage connectivity and pedestrian flow through the urban block. Pedestrians on the footpath are protected from the weather by the covered arcade.
The upper levels of the building are further setback from each boundary. The concrete colonnade projects from the glazing line and acts as a shade against solar gain. When the office is occupied in the evenings, the louvred atrium and office tenancies have the appearance of a lantern through the use of backlit illumination.
Multiple terraces provide areas adjacent tenancies that offer opportunity for outdoor working and breakout spaces. The proposal employs substantial ESD initiatives including cross flow ventilation, storm water retention and reuse, significant consideration of the facade treatment including operable louvres to manage solar gain and privacy and solar photovoltaics to generate green power. Extensive bicycle parking, accessed via a dedicated bike lift and quality end of trip facilities are also accommodated in the basement levels.
We believe this proposal delivers a commercial development benchmark for Collingwood and the ongoing evolution of the Langridge Street precinct. The building delivers a strong and sustainable architectural outcome that will engage with the surrounding context in a positive way. The enhancement of the public realm and pedestrian link through the site also delivers a positive urban design contribution which brings to life an otherwise nondescript industrial corner. As a comprehensive position this development proposal will assist to define the standard expected for a precinct with great potential as it undergoes a process of progressive change.
View of proposal from Langridge Street 'Tribe hotel envelope shown as per original scheme lodged with Council August 2018
COPYRIGHT Jackson Clements Burrows Pty Ltd Architects
One Harwood Place Melbourne Vic 3000
T +613 9654 6227
jcba.com.au
60-88 LANGRIDGE STREET & 23-45 WATERLOO ROAD, COLLINGWOOD
SUBJECT SITE
URBAN CONTEXT
ZONAL PLAN
02
60-88 LANGRIOGE STREET S 23-45 WATERLOO ROAD, COLLINGWOOG
MN =I Subject Site
PUZ3 - Public Use Zone - Health And Community
PPRZ - Public Park And Recreation Zone
1 RDZ1 - Road Zone
MUZ - Mixed Use Zone
C2Z - Commercial 2 Zone
C1Z - Commercial 1 Zone
NRZ1 - Neighbourhood Residential Zone - Schedule 1
COPYRIGHT Jackson Clements Burrows Pty Ltd Architects
One Harwood Place Melbourne Vic 3000
T +613 9654 6227
icba.com.au
URBAN CONTEXT 03
ALES ST,
WEBB ST
TRANSPORT + INFRASTRUCTURE
I 1I11.11
..._
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SINGLETON ST
STATION ST
GIPPS ST —....— „Ea
• • • • •
• ai!.. WATERLOO ST r ems asab
SUBJECT SITE
LANGRIDGE ST
MI MIN
GLASGOW ST
NORTHUMBERLAND BLOOMBORG ST
GREENWOOD ST
k
• • • • • • • • • • • •
At:Ii31Pnotogr rph
• • a • • •
• fit
60-88 LANGRIDGE STREET S 23-45 WATERLOO ROAD, COLLINGWOOD
Subject Site
Road network
Cycle Routes
Tram Line
Bus Route
Train Line Train Station Tram Stop Bus Stop
• • • • • • •
• • • • • • •
• • • • • • •
COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 9654 6227 jcba.com.au
• • • • • •
• • • • • CHARLES ST
I I SINGLETON ST
GIPPS ST
PEEL ST
ROBERT ST
'-'
04 URBAN CONTEXT
COMMUNITY FACILITIES
.••••
•
• STATION ST
• • • • •
• • • • • • • • • • • • •
3
SUBJECT SITE
LANG/RIDGE ST
NORTHUMBERLAND
GLASGOW ST
BLOOMBURG ST
. GREENWOOD ST
VICTORIA PDE
AeriJ. Photogr ph
COLLINGWOOD ENGLISH
EPWORTH FREEMASONS HOSPITAL SLOPES PROJECTS LANGUAGE SCHOOL RESULTS BASED TRAINING
FITING FIT
BOXING CENTRE
THE JAPANESE
BATH HOUSE AUSTRALIA POST
COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000
COLLINGWOOD PUBLIC LIBRARY
60-88 LANGRIDGE STREET S 23-45 WATERLOO ROAD, COLLINGW000 BADEN POWELL HOTEL IN= =IN Subject Site
111111111
Parkland
• Town Hall
BUNNINGS COLLINGWOOD
T +613 9654 6227 jcba.com.au
05 SITE ANALYSIS URBAN CONTEXT
MACED N RANGE
DANDENONG RANGES
60-88 LANGRIOGE STREET & 23-45 WATERLOO ROAD, COLLINGWOOD
Subject Site
Car Traffic Noise
Public Transport Noise
/ Activated Commercial Frontage
/ Opportunity to Extend Activated Commercial Frontage
COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 96514 6227 jcba.com.au
URBAN CONTEXT
EXISTING CONDITIONS
6
View along Langridge Street towards intersection with Rokeby St View along Langridge Street towards intersection with Wellington St
View at intersection of Rokeby St and Waterloo Rd
60-88 LANGRIDGE STREET S 23-45 WATERLOO ROAD, COLLINGW000
View along Waterloo Rd towards Rokeby St
COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 9654 6227 jcba.com.au
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COPYRIGHT
Jackson Clements Burrows Pty Ltd Architects
One Harwood Place Melbourne Vic 3000
T +613 96514 6227 jcba.com.au
--- N
URBAN CONTEXT FUTURE AND CURRENT DEVELOPMENT
08
GROCON 42-44 OXFORD ST PACE CENTRELAND PROPERTY TRIBE HOTEL 2-16 NORTHUMBERLAND ST 61-63 CAMBRIDGE 75 WELLINGTON 88 CAMBRIDGE ST 11 STOREYS
12 STOREYS 9 STOREYS 10 STOREYS
1 ♦ ! CBUS PACE DOMAIN HILL 93 WELLINGTON ST
I 61-71 WELLINGTON ST I 51 LANGRIDGE ST1 61-75 LANGRIDGE ST I 10 STOREYS I 14 STOREYS 10 STOREYS I 6 STOREYS I
I
GURNER 27 OXFORD ST 36-52 11 STOREYS 8 STOREYS WELLINGTON ST
1-57 WELLINGTON ST
YORKSHIRE BREWERY 17 STOREYS
f 47 PEEL ST
10 STOREYS
SITE
PERMIT DENIED
PERMIT ACQUIRED
PERMIT PENDING
UNDER CONSTRUCTION
RECENTLY COMPLETE
*Tribe hotel envelope shown as per original scheme lodged with Council August 2018
COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 9654 6227 jcba.com.au
60-88 LANGRIDGE STREET 23-45 WATERLOO ROAD, COLLINGWOOD