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
31– 39 Buckhurst Street, South Melbourne 14
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
SUBJECT SITE31-39 BUCKHURST ST
SUBJECT SITE31-39 BUCKHURST ST
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
SUBJECT SITE31-39 BUCKHURST ST
SUBJECT SITE31-39 BUCKHURST ST
SUBJECT SITE31-39 BUCKHURST ST
31– 39 Buckhurst Street, South Melbourne 15
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
2 STOREY2 STOREYCOMMERICIAL/ COMMERICIAL/
BUSINESSBUSINESS1 STOREY1 STOREY
COMMERICIAL/ COMMERICIAL/ BUSINESSBUSINESS
1 STOREY 1 STOREY SMALL SMALL
BUSINESSBUSINESS
1 STOREY 1 STOREY SMALL SMALL
BUSINESSBUSINESS
1 STOREY 1 STOREY SMALL SMALL
BUSINESSBUSINESS
2 STOREYCOMMERICIAL/ COMMERICIAL/
BUSINESSBUSINESS
1 STOREY1 STOREYCOMMERICIAL/ COMMERICIAL/
BUSINESSBUSINESS
2 STOREY2 STOREYCOMMERICIAL/ COMMERICIAL/
BUSINESSBUSINESS
BUCKHURST STREET
BUCKHURST STREET
BUCKHURST LANE
BUCKHURST LANE
TATES PLACE
TATES PLACE
T1
2
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City Road
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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
31– 39 Buckhurst Street, South Melbourne 16
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
31– 39 Buckhurst Street, South Melbourne 17
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
31– 39 Buckhurst Street, South Melbourne 18
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)
31– 39 Buckhurst Street, South Melbourne 20
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
31– 39 Buckhurst Street, South Melbourne 21
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
31– 39 Buckhurst Street, South Melbourne 22
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.
31– 39 Buckhurst Street, South Melbourne 23
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
31– 39 Buckhurst Street, South Melbourne 24
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