Urban Context Analysis - City of Port Phillip...Urban Context Analysis Fishermans Bend Development Framework Fishbermans Bend Strategic Framework Plan The adjoining site to the north-east

31– 39 Buckhurst Street, South Melbourne 13

Urban Context AnalysisSite Opportunities

PM

POTENTIALPOTENTIALFREEWAY FREEWAY

NOISENOISE

AM

BOTANICAL BOTANICAL GARDENS VIEWGARDENS VIEWFISHERMANS FISHERMANS

BEND VIEWBEND VIEW

MELBOURNE MELBOURNE CBD VIEWCBD VIEW

SUBJECT SITECTCCC

ALBERT PARK ALBERT PARK VIEWVIEW


Urban Context AnalysisNeighbouring Site Development Potential

SUBJECT SITE31-39 BUCKHURST ST

LANEWAY PROPOSAL IN FISHER-MANS BEND MASTER PLAN

10M10M

5M

5M

5M

0M

DEVELOPMENT POTENTIAL OF SUBJECT SITE IF APPLYING THE CURRENT PREFERRED BUILT FORM GUIDELINES OF THE FISHERMANS BEND STRATEGIC FRAMEWORK PLAN

DEVELOPMENT OPPORTUNITY 1SETBACK ANALYSIS SHOWING POTENTIAL FUTURE BUILDING SETBACKS IF THE ADJOINING PROPERTIES WITHIN THE VICINITY OF THE SITE WERE TO BE DEVELOPED TO MATCH PROPOSED 0M SIDE SETBACKS (CONSOLIDATED LOTS)

DEVELOPMENT OPPORTUNITY 2SETBACK ANALYSIS SHOWING POTENTIAL FUTURE BUILDING SETBACKS IF THE ADJOINING PROPERTIES WITHIN THE VICINITY OF THE SITE WERE TO BE DEVELOPED WITH 10M TOWER SEPERATION (CONSOLIDATED LOTS)

DEVELOPMENT OPPORTUNITY 3

7.5M

21M

23M24M

21M



23M

5M

15M

28M

29M12M

10M

7M

24M

5M

25M

10M

10M5M

15M

10M

10M

2 SEPARATE SITES WITH 10M TOWER SEPERATION

CONSOLI-DATED SITES WITH 0 SIDESETBACKS

40M-60M10M SIDE AND FRONT SETBACKS

20M-60M5M SIDE AND FRONT SETBACKS





PROPERTY BOUNDARY

SOURCE: FISHERMANS BEND 02: THE STRATEGIC FRAMEWORK, P23

Existing Laneway Existing Laneway to be activated Potential Laneway

Existing LanewayExisting Laneway to be activated Potential Laneway

Proposed Neighbourhood Open Space Proposed Local Recreational Open Space

Community Hubs 1. new school2. existing schoolActivity Centre

Proposed Neighbourhood Open Space Proposed Local Recreational Open Space

Community Hubs 1. new school2. existing schoolActivity Centre

SUBJECT SITESUBJECT SITE

2 STOREY2 STOREYCOMMERICIAL/ COMMERICIAL/

BUSINESSBUSINESS

1 STOREY 1 STOREY SMALL SMALL

BUSINESSBUSINESS


BUSINESSBUSINESS1 STOREY1 STOREY

COMMERICIAL/ COMMERICIAL/ BUSINESSBUSINESS


BUSINESSBUSINESS


BUSINESSBUSINESS


BUSINESSBUSINESS

2 STOREYCOMMERICIAL/ COMMERICIAL/

BUSINESSBUSINESS


BUSINESSBUSINESS


BUSINESSBUSINESS

BUCKHURST STREET

BUCKHURST STREET

BUCKHURST LANE

BUCKHURST LANE

TATES PLACE

TATES PLACE

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Urban Context AnalysisFishermans Bend Development Framework

Fishbermans Bend Strategic Framework Plan

The adjoining site to the north-east of the subject site (29 Buckhurst Street) has been earmarked as a ‘potential laneway’ as per the ‘Fishermans Bend 02: The Strategic Framework, P23.

Being one of the earlier proposals within the precinct, 31-39 Buckhurst Street proposes to initiate the laneway by providing a 3.2m wide through block link along the north eastern edge of the site. This gesture seeks to better engage the public realm and promote pedestrian activity. When future development occurs, the adjoining property can provide an additional 3.2m contribution to the laneway, to create a 6.4m wide laneway between the two sites.

POTENTIAL LANEWAY - 29 BUCKHURST STREET

POTENTIAL LANEWAY - 29 BUCKHURST STREET


Urban Context AnalysisDevelopment OpportunitiesFishermans Bend Strategic Framework Compliance

5.6M

COMMERCIAL

ACTIVATION OF GROUND PLANE MASSING

BUCKHURST STREET

GEORGE STREET

GEORGE STREET

GEORGE STREET

TATES PLACE

PROPOSED LANEWAY SETBACKS

BUCKHURST LANE

BUCKHURST STREET

TATES PLACE

BUCKHURST LANE

BUCKHURST STREET

TATES PLACE

BUCKHURST LANE

7M

6.4MPROPOSED LANEWAY

PROPOSED LANEWAY

PROPOSED LANEWAY SHOP

CAR PARK /

SERVICES

SHOP

7M

OVERALL LANEWAY WIDTH OF 6.4M - HALF OF LANEWAY PROPOSED WITHIN TITLE BOUNDARY & HALF PROPOSED AT ADJACENT SITE 29 BUCKHURST STREET.

MCKILLOP STREET, MELBOURNE (6.4M) HARDWARE LANE, MELBOURNE (6.6M)

Laneway Precedents


Design ResponseMassing

YAWENAL DESOPORP

TEERTS EGROEG

PROGRAM

YAWENAL DESOPORP

TEERTS EGROEG

TRANSLATION INTO FORM PRIMARY ARTICULATION

2B DUPLEX

2B DUPLEX

3B APARTMENTS

PARKING

18 LE

VELS

RETAIL

1B DUP

1B DUP

APTS

APTS

APTS

RESI FACILITY

APARTMENTSAPARTMENTS

APARTMENTS

PENTHOUSE

SUB PENTHOUSE

RTMENTS

APARTMENTS

APA

RTMENTSAPA

SECONDARY ARTICULATION: 18 LEVEL EXPRESSION


Design ResponsePrecedent Images

HOUSING IN NANTES (PATCHWORK SOLID/VOID FACADE)CANADA HOTEL REDEVELOPMENT, CARLTON (HAYBALL)

HOUSING, PARIS (HAMONIC + MASSON & ASSOCIES, COMTE VOLLENWEIDER)

COTE DOCKS VAUBAN - LE HAVRE, FRANCE (PHILLIPPE DUBUS)


Design ResponseArtists Impression


Figure 20

FIG 5. BUILDING EXPOSURE / ORIENTATION

FIG 3. PODIUMS HELP TO DEFLECT THE DOWNDRAFT FLOW BEFORE IT REACHES GROUND LEVEL

FIG 4. DEFLECT WIND FLOW AT CORNER LOCATIONS THROUGH LANDSCAPE OR ARCHITECTURAL FEATURES

FIG 2. THE SHAPE OF THE BUILDING FOOTPRINT INFLUENCES THE STRENGTH OF VERTICAL FLOWS

windward facehigh wind speeds

Upstream face pressure positive and dependent on

local velocity

Flow separates from edges of upstream

face

FIG 1. DOWNDRAFTS DEVELOP HIGH SPEEDS AT THE BASE OF BUILDINGS

Design ResponseWind Response

The form and detail of the design has been infl uenced signifi cantly by a detailed exploration by Wind Tech Consultants of wind effects and their implications on the public realm and the podium roof top external residential amenity spaces.

This analysis has resulted in the following design responses:

- Provision of a wind canopy to Buckhurst Street edge and along proposed laneway

- Vertical screening to specifi ed balconies at north-west, north-east, south-east and south-west edges

- Impermeable balustrades

- Several balconies recessed into the building form where possible

- Full height inter-tenancy screens

- Planting

IMPERMEABLE FULL HEIGHT SCREENING

IMPERMEABLE FULL HEIGHT SCREENING

CANOPY

IMPERMEABLE BALUSTRADES

BOUNDARY WALL EXTENDED


Land Use

Habitable Residential

Commercial lobbies/Retail

Lifts/Services

Combined residential carparking entries

Transition zones (pedestrian and vechicular access)

AHD Height (m)

3.0

2.4

3.0

3.0

2.0 to 3.0

Legend

AHD 2.0-3.0

AHD 2.4

AHD 3.0

The proposed development is required to respond to future fl ooding risks.

A series of strategies have been considered that are designed to achieve fl ood mitigation performance requirements whilst ensuring that the raised ground fl oor does not impact negatively on the quality of the public realm.

The architectural and urban design opportunities of level changes at thresholds and entrances have been considered to maintain Universal Access qualities at all public entrances without the requirement for lifts.

The following principles for required fl oor levels have been considered:

NOT TO SCALE

Design ResponseFlood Management Response

Ground Floor Showing Flood Management And Level Change Response


Design ResponseResidential Quality and Diversity Response

Residential Quality and Diversity

Diverse Residential products are proposed to attract a wide range of demographic and family types.

The podium sleeving offers particular opportunities to incorporate non-typical models which can:

– Provide better street engagement through double height apartments

– Include fl exible ‘soho’ units supporting possible home business confi gurations

– Incorporate generous outdoor spaces suited to family occupancy

1 Bedroom Duplex | 1:100 2 Bedroom Duplex | 1:100

The proposal responds to the challenge of designing for families with children. This is particularly appropriate to the site’s location near to a proposed park and a proposed new school.

The development includes a number of compact apartments which can be confi gured for 2-3 bedrooms. These apartments are designed to promote affordability and fl exible internal confi gurations.


Design ResponseESD Response

ESD Response

The Buckhurst Street proposal includes the following initiatives to achieve more sustainable living within a high density urban project:

– An overall confi guration of the buildings and outdoor spaces to easily accommodate passive design attributes

– Good ventilation and solar access to dwellings

– Water storage and reuse for irrigation of common landscape zones, fi re sprinkler testing and toilet will be incorporated

– The use of a high performance thermal envelope including high performance glazing to achieve average 6 star energy ratings

– Cyclist facilities for residents and visitors to promote the use of low emission transportation which can also benefi t fi tness and enrich the sense of local community.

– “Green” areas will enhance biodiversity, introduce local cooling via evapotranspiration and treat storm water

– Universal design initiatives have led to all public lobbies being designed to provide equal access for both ambulant and non-ambulant residents and visitors. One apartment type has been designed to allow conversion to universal access.

The project is seeking to benchmark its design performance in accordance with the GBCA Green Star – Multi-unit Residential V1 tool. While it is not envisaged the project shall achieve a certifi ed Green Star rating in accordance with GBCA protocol, the project design team has sought to document a ‘Best Practice’ design response where feasible and respond appropriately to the City of Port Phillip planning scheme.

Podium elements that will support the project’s benchmark design include:

– Outdoor dining

– Seating

– Sun and wind protected areas

– Communal and individual productive gardens


GL02 - REAR GLAZED SHOPFRONT GLAZING AND FRAMELESS DOORS

ST01 - HIGH QUALITY SAWN BLUESTONE CLADDING

GL01 - FRONT (FLUSH) GLAZED TYPICAL APARTMENT FACADE GLAZING, GREY COLOUR

MT01 - FRONT GLAZED ALUMINIUM WINDOW SYSTEM POWDERCOATED OR ANODIZED TO MATCH CL01

MT02 - REAR GLAZED STEEL FRAMED WINDOWS, MICACEOUS OXIDE PAINT FINISH

SC01 - IMPERMEABLE METAL SCREEN, CUSTOM COLOUR

CL01 - LIGHT WEIGHT METAL CLADDING PANEL - CUSTOM COLOUR HIGH GLOSS FINISH

CN02 - PRECAST CONCRETESMOOTH, NATURAL FINISH

CN03 - PRECAST CONCRETENAWKAW FINISH OR BLACK OXIDE INTEGRATED COLOUR FINISH, CUSTOM COLOUR

BL01 - BALUSTRADESOLID PRECAST CONCRETE BASE (CN01 & CN02) WITH GLASS UPSTAND (GL01)

CN01 - PRECAST CONCRETE WITH RECKLI ‘KERRY’, TEXTURED FORMLINER, NATURAL FINISH

Design ResponseMaterial Schedule

Documents

Urban Context Analysis - City of Port Phillip...Urban Context Analysis Fishermans Bend Development Framework Fishbermans Bend Strategic Framework Plan The adjoining site to the north-east