Urban Context Analysis

Site Opportunities

POTENTIAL
FREEWAY
NOISE

MELBOURNE
CBD VIEW

FISHERMANS
BEND VIEW

BOTANICAL
GARDENS VIEW

SUBJECT
C SITE
CT

PM

AM
ALBERT PARK
VIEW

31– 39 Buckhurst Street, South Melbourne

13

Urban Context Analysis Neighbouring Site Development Potential DEVELOPMENT OPPORTUNITY 1 DEVELOPMENT OPPORTUNITY 2 DEVELOPMENT OPPORTUNITY 3 DEVELOPMENT POTENTIAL OF SUBJECT SITE IF APPLYING THE CURRENT PREFERRED BUILT FORM GUIDELINES OF THE FISHERMANS BEND STRATEGIC FRAMEWORK PLAN SETBACK 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) SETBACK 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) 5M 5M 5M LANEWAY PROPOSAL IN FISHERMANS BEND MASTER PLAN 23M 24M 5M 10M 21M 28M 23M 12M 7M 7. South Melbourne SUBJECT SITE 31-39 BUCKHURST ST SUBJECT SITE 31-39 BUCKHURST ST 14 .5M 10M SUBJECT SITE 31-39 BUCKHURST ST 15M 15M 10M 5M 5M 29M 0M 10M 24M 25M 10M 10M 21M SUBJECT SITE 31-39 BUCKHURST ST 10M SUBJECT SITE 31-39 BUCKHURST ST 2 SEPARATE SITES WITH 10M TOWER SEPERATION 40M-60M 10M SIDE AND FRONT SETBACKS CONSOLIDATED SITES WITH 0 SIDE SETBACKS 20M-60M 5M SIDE AND FRONT SETBACKS SUBJECT SITE 31-39 BUCKHURST ST 31– 39 Buckhurst Street.

new school 2. P23. When future development occurs. 1 STOREY COMMERICIAL/ BUSINESS Existing Laneway Existing Laneway to be activated Potential Laneway 1 STOREY SMALL BUSINESS TA TE S 1 STOREY SMALL BUSINESS 1 STOREY SMALL BUSINESS PL A C E SOURCE: FISHERMANS BEND 02: THE STRATEGIC FRAMEWORK. This gesture seeks to better engage the public realm and promote pedestrian activity. the adjoining property can provide an additional 3. existing school Activity Centre 2 STOREY COMMERICIAL/ BUSINESS Ci ty Ro ad eS gu ta on M Proposed Neighbourhood Open Space Proposed Local Recreational Open Space LA NE ars Ta te sP l c Bu La Bu ck hu rst La rs u kh SUBJECT SITE Ferr tS tre BU CK HU RS T a eL n sto ad l G et e r St 1 STOREY COMMERICIAL/ BUSINESS 9 -2 d oa R by n a rm 2 STOREY COMMERICIAL/ BUSINESS AY W NE LA T S R U H K UC T E E R ST L IA NT TE PO Being one of the earlier proposals within the precinct. South Melbourne 1 STOREY SMALL BUSINESS 2 STOREY COMMERICIAL/ BUSINESS 15 . 31-39 Buckhurst Street proposes to initiate the laneway by providing a 3. to create a 6.2m wide through block link along the north eastern edge of the site.2m contribution to the laneway.Urban Context Analysis Fishermans Bend Development Framework Fishbermans Bend Strategic Framework Plan 2 STOREY COMMERICIAL/ BUSINESS 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 PROPERTY BOUNDARY 31– 39 Buckhurst Street.4m wide laneway between the two sites. T1 T 1 B H CK BU ST UR No ET RE ST 1 et Stre et 2 Community Hubs 1.

MELBOURNE (6.6M) 16 .4M S E TL AN E RS HU E AN TL RS HU CK AC TA TE S PL AC E ET RE ST BU E AN TL AL RS CI HU Y WA ER PL GE ET RE ST CK NE MM S OR GE ET RE ST BU LA TA TE GE OR GE E ED Y WA GE OR AC CO NE Y WA GE PL OS LA NE / RK PA ES R C CA RVI SE 7M S OP ED LA OP SH 7M TA TE ET OP UR RE SH BU OS ED 5. ET OP UR RE PR BU H CK T TS SETBACKS BU PROPOSED LANEWAY Laneway Precedents MCKILLOP STREET.4M) 31– 39 Buckhurst Street.HALF OF LANEWAY PROPOSED WITHIN TITLE BOUNDARY & HALF PROPOSED AT ADJACENT SITE 29 BUCKHURST STREET.Urban Context Analysis Development Opportunities Fishermans Bend Strategic Framework Compliance 6.4M . MELBOURNE (6. South Melbourne HARDWARE LANE.6M H CK T TS CK S ET MASSING PR UR RE OP OS BU H CK T TS ACTIVATION OF GROUND PLANE PR S OVERALL LANEWAY WIDTH OF 6.

Design Response Massing TRANSLATION INTO FORM PROGRAM PRIMARY ARTICULATION SECONDARY ARTICULATION: 18 LEVEL EXPRESSION PENTHOUSE SUB PENTHOUSE 3B APARTMENTS APARTMENTS 2B DUPLEX APARTMENTS APARTMENTS APTS PARKING 1B DUP APTS RETAIL 31– 39 Buckhurst Street. South Melbourne PROPOSED LANEWAY GEORGE STREET APTS 1B DUP GEORGE STREET RESI FACILITY PROPOSED LANEWAY 18 LEVELS 2B DUPLEX APARTMENTS APARTMENTS APARTMENTS 17 .

South Melbourne HOUSING IN NANTES (PATCHWORK SOLID/VOID FACADE) COTE DOCKS VAUBAN . PARIS (HAMONIC + MASSON & ASSOCIES.Design Response Precedent Images CANADA HOTEL REDEVELOPMENT.LE HAVRE. FRANCE (PHILLIPPE DUBUS) HOUSING. COMTE VOLLENWEIDER) 18 . CARLTON (HAYBALL) 31– 39 Buckhurst Street.

Design Response Artists Impression 31– 39 Buckhurst Street. South Melbourne 19 .

THE SHAPE OF THE BUILDING FOOTPRINT INFLUENCES THE STRENGTH OF VERTICAL FLOWS . South Melbourne 20 . north-east. BUILDING EXPOSURE / ORIENTATION 31– 39 Buckhurst Street.Design Response Wind Response The form and detail of the design has been influenced significantly 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.Planting IMPERMEABLE FULL HEIGHT SCREENING BOUNDARY WALL EXTENDED FIG 3.Several balconies recessed into the building form where possible .Full height inter-tenancy screens windward face FIG 1. DEFLECT WIND FLOW AT CORNER LOCATIONS THROUGH LANDSCAPE OR ARCHITECTURAL FEATURES IMPERMEABLE BALUSTRADES IMPERMEABLE FULL HEIGHT SCREENING CANOPY Figure 20 FIG 5. PODIUMS HELP TO DEFLECT THE DOWNDRAFT FLOW BEFORE IT REACHES GROUND LEVEL FIG 4. This analysis has resulted in the following design responses: .Impermeable balustrades high wind speeds . DOWNDRAFTS DEVELOP HIGH SPEEDS AT THE BASE OF BUILDINGS FIG 2.Provision of a wind canopy to Buckhurst Street edge and along proposed laneway Upstream face pressure positive and dependent on local velocity Flow separates from edges of upstream face .Vertical screening to specified balconies at north-west. south-east and south-west edges .

0 AHD 2.0-3.4 Lifts/Services 3.0 NOT TO SCALE 31– 39 Buckhurst Street.Design Response Flood Management Response The proposed development is required to respond to future flooding risks.0 Ground Floor Showing Flood Management And Level Change Response Legend AHD 2.0 Commercial lobbies/Retail 2.0 Combined residential carparking entries 3.0 to 3. A series of strategies have been considered that are designed to achieve flood mitigation performance requirements whilst ensuring that the raised ground floor does not impact negatively on the quality of the public realm.0 Transition zones (pedestrian and vechicular access) 2. South Melbourne 21 .4 AHD 3. 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 floor levels have been considered: Land Use AHD Height (m) Habitable Residential 3.

This is particularly appropriate to the site’s location near to a proposed park and a proposed new school.'$%29( 92.' %% Pñ 92. The development includes a number of compact apartments which can be configured for 2-3 bedrooms.Design Response Residential Quality and Diversity Response Residential Quality and Diversity Diverse Residential products are proposed to attract a wide range of demographic and family types.' %% Pñ %% Pñ 31– 39 Buckhurst Street.' $%29( %$/ Pñ %$/ Pñ The proposal responds to the challenge of designing for families with children. South Melbourne 22 . The podium sleeving offers particular opportunities to incorporate nontypical models which can: 1 Bedroom Duplex | 1:100 2 Bedroom Duplex | 1:100 – Provide better street engagement through double height apartments – Include flexible ‘soho’ units supporting possible home business configurations – Incorporate generous outdoor spaces suited to family occupancy %% Pñ 92. 92. These apartments are designed to promote affordability and flexible internal configurations.

fire 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 benefit fitness and enrich the sense of local community. 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 nonambulant residents and visitors. While it is not envisaged the project shall achieve a certified Green Star rating in accordance with GBCA protocol. The project is seeking to benchmark its design performance in accordance with the GBCA Green Star – Multi-unit Residential V1 tool. 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. – “Green” areas will enhance biodiversity. South Melbourne 23 .Design Response ESD Response ESD Response The Buckhurst Street proposal includes the following initiatives to achieve more sustainable living within a high density urban project: – An overall configuration 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. 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. One apartment type has been designed to allow conversion to universal access.

South Melbourne METAL SCREEN.LIGHT WEIGHT METAL CLADDING PANEL .REAR GLAZED SHOPFRONT GLAZING AND FRAMELESS DOORS SC01 . NATURAL FINISH CN03 . MICACEOUS OXIDE PAINT FINISH GL01 .HIGH QUALITY SAWN BLUESTONE CLADDING 24 .BALUSTRADE SOLID PRECAST CONCRETE BASE (CN01 & CN02) WITH GLASS UPSTAND (GL01) CL01 .IMPERMEABLE CUSTOM COLOUR 31– 39 Buckhurst Street. NATURAL FINISH CN02 .PRECAST CONCRETE WITH RECKLI ‘KERRY’. CUSTOM COLOUR BL01 .PRECAST CONCRETE NAWKAW FINISH OR BLACK OXIDE INTEGRATED COLOUR FINISH.CUSTOM COLOUR HIGH GLOSS FINISH MT01 . ST01 .Design Response Material Schedule CN01 . GREY COLOUR GL02 . TEXTURED FORMLINER.REAR GLAZED STEEL FRAMED WINDOWS.FRONT (FLUSH) GLAZED TYPICAL APARTMENT FACADE GLAZING.PRECAST CONCRETE SMOOTH.FRONT GLAZED ALUMINIUM WINDOW SYSTEM POWDERCOATED OR ANODIZED TO MATCH CL01 MT02 .