Design Development

ASSIGNMENT – 3

Site - 462-464 Morphett St.

Kanz Amil Arakkal Thodukayil | a1934477 | PROP 7000

Table of Contents
Introduction .......................................................................................................................................... 4

Site Constraints and Opportunities ................................................................................................. 5

Site Constraints ....................................................................................................................................... 5

Site Opportunities ................................................................................................................................... 5

Market Opportunities ......................................................................................................................... 6

Residential Market Overview ................................................................................................................. 6

Student Accommodations ...................................................................................................................... 6

Retail Outlook ......................................................................................................................................... 6

Constructability .................................................................................................................................... 7

Project team ............................................................................................................................................ 7

Façade and Material choices .................................................................................................................. 8

Design Considerations ........................................................................................................................... 8

Site Accessibility ..................................................................................................................................... 9

Building Code Considerations ….................................................................................................... 10

Type of Construction ............................................................................................................................. 10

Fire resistance and stability requirements .......................................................................................... 10

Fire Equipment....................................................................................................................................... 13

Access and Egress Requirements .......................................................................................................... 15

Sustainability ….................................................................................................................................... 16

Energy and water Efficiency ................................................................................................................. 16

Durability ............................................................................................................................................... 16

Adaptation ............................................................................................................................................. 16

Embodied Energy .................................................................................................................................. 16

Operating Energy .................................................................................................................................. 16

Construction Costs and Technical Issues ……................................................................................ 17

References ……...................................................................................................................................... 19

Appendix……......................................................................................................................................... 20

Appendix 1 (Site Plan) ........................................................................................................................... 20

Appendix 2 (Ground Floor plan with retail and ramp) ....................................................................... 21

Appendix 3 (Floor plan for 1 and 2 floor) ............................................................................................. 21

Appendix 4 (Site Plan for levels 3 and 4).............................................................................................. 22

Appendix 5 (Site Plan for leve............................................................................................................... 22

Appendix 6 (Site plan levels 6 a........................................................................................................... 23

Appendix 7 (Site plan levels 8,10,12,14)................................................................................................. 23

Appendix 6 (Site plan levels 6 and 7) .................................................................................................. 24

DESIGN DEVELOPMENT ASSIGNMENT

Appendix 7 (East and West Elevations) .............................................................................................. 24

Appendix 8 (North and South Elevations) .......................................................................................... 25

Introduction
The purpose of this report is to consider the technicalities for the site located at 462-464 Morphett
St, Adelaide. The report aims to demonstrate that the proposed design is feasible and beneficial,
meeting legal and market requirements. The conclusion offers recommendations, highlighting the
design's advantages for the developer, Table 1 below contains information about the site.

Table 1 – Site specification

Plan Parcel F5394 Allotment 1

Street Number 462-464
Street Name Morphett Street
Suburb Adelaide
Certificate of Title CT6001/615
Zone Capital city
Zone ID Z0905
Policy Area Capital city
Development Category Commercial
Existing use Commercial
Overlays Regulated building heights near airports (over
70m AHD), affordable housing, design, hazards,
noise, and air emissions, prescribed wells area,
regulated and significant trees.
Surrounding Locality Mix of high rise and low rise building and a mix
of commercial, residential and heritage
buildings.
Site Area 376 sqm (Approx)

Fig 1 – Site location and context (Source – Google style maps)

Site Constraints & Opportunities
Constraints
The site at 462-464 Morphett Street is located in the southern part of Adelaide's CBD, at the
junction of Morphett Street and Hamilton Place. The site area is approximately 376 sqm and the
property is subject to height restrictions due to its proximity to the airport, with a maximum
allowable height of 36 meters (approximately 12 storeys). Additionally, potential noise and air
emissions in the area may impact design and construction methods. The presence of significant
trees necessitates careful planning to preserve these natural features, potentially limiting the
building footprint. Currently, the site hosts a retail/office building and a small storage shed, both
of which need to be demolished for new development. Multiple access points from Morphett Street,
Hamilton Place, and Reeves Street must be managed to ensure smooth traffic flow during and after
construction.

Opportunities
Located in southern Adelaide's CBD, offers excellent visibility and accessibility, close to public
transport. Zoned as Capital City, it supports high-density mixed-use developments, ideal for
residential, commercial, and retail projects. Dual frontage on Morphett Street and Hamilton Place,
plus a right of way to Reeves Street, enhances accessibility and design flexibility. Strong market
demand for mixed-use developments in Adelaide supports the project's viability. As part of the
Capital City Zone, it can contribute to the area's economic and cultural vibrancy. The site offers
potential for a high-quality, sustainable development with features like solar panels, rainwater
harvesting, and energy-efficient appliances.

Figure 2 – Site plan (All dimensions in Meters)

Market Analysis
Australia's economy has shown resilience in recent years, yet growing global risks and domestic
challenges pose future threats.

Residential:
Adelaide's property sector has seen moderate growth, but softened momentum in 2023 due to high-
interest rates and living costs impacting affordability. Despite this, solid demand persists,
supported by internal migration, population growth, and government stimulus measures. While
vacancy rates are low, indicating tight supply, house price growth may moderate further in 2024,
stabilizing prices or even experiencing slight declines in some areas.

Graph 1: Property prices (Source-property update)

Office:
Adelaide's office market favors tenants presently, with vacancy rates surpassing the national
average due to excess office space in the CBD. Although rental rates have not changed, they may
decline due to high vacancy rates. However, demand is expected to increase from expanding service
and technology sectors, government initiatives, and a potential rise in office usage as workplaces.

Graph 2: Office market (Source- JLL)

Retail:
Rising inflation and living costs have led consumers to be more cautious with spending, resulting
in poor retail foot traffic, particularly in the CBD. The retail landscape is shifting towards online
options, click-and-collect services, experiential offerings, and smaller stores to accommodate
changing consumer preferences.

Graph 3: Status of Commercial property (Source- Indaily)

Tourism Market:
Adelaide remains attractive domestically due to nearby attractions, affordability, and diverse
appeal. However, international tourism recovery faces challenges such as competition and
workforce shortages in the hospitality industry.

Graph 4: Tourist arrival in Australia (Source- Camperchamp)

Studio Accommodation:
Strong demand for studio housing continues, driven by both international and local students
seeking accommodation. Purpose-built developments are underway to meet rising demand,
resulting in a highly competitive market with stable or slightly increasing rental prices driven by
demand-supply dynamics.

Graph 5: Students in Adelaide (Source: blogid)

Constructability
Project team
A successful and timely delivery of the project relies heavily on a well-rounded project team
comprising various professionals with specialized expertise. Below is an overview of the project
team members along with their respective roles and responsibilities. Emphasizing sustainable
construction practices, the inclusion of a sustainability consultant is imperative.
Table 2 – Project Team member descriptions

Project Team Area of Expertise Roles and Responsibilities

Member
Architect Architectural planning Involved in all project stages, understanding
and design development client needs, and providing tailored services.
BIM Consultants Building Information Assists in shaping project services and
Modeling (BIM) operations using BIM technology.
Builders Construction and Responsible for approving building
building erection innovations, assessing feasibility, and ensuring
proper execution.
Construction Project coordination Manages project timeframe, scope, and budget
Project Managers to ensure on-time delivery within allocated
resources. Also oversees site construction
activities and provides regular project updates.
Demolishers Demolition Facilitates the demolition of existing structures
and promotes reuse of materials in the new
development.
Draughtsman Preparation of detailed Responsible for providing detailed project
project drawings drawings and coordinating closely with
architects, consultants, and project managers.
Estimator Budgeting and cost Produces budgets and estimates based on
estimation drawings, material requirements, and
availability, providing insights into project
budget allocation.
Key Stakeholders Vision and expectations Early understanding of project vision and
(Investors, Buyers, expectations facilitates smoother project
etc.) delivery.
Local Real Estate Market insights and Provide valuable insights and knowledge
Agents knowledge during early project stages based on local real
estate dynamics.
Project Specific project services Produces drawings for specialized project
Consultants drawings (Plumbing, services and operations.
HVAC, Electrical)
Security Agents Site security Ensures the safety of construction workers on
the site.
Sustainability Sustainable solutions Offers sustainable solutions aligned with client
Consultants implementation preferences and oversees execution of project
sustainability measures.
 Town Planner Planning and regulatory compliance Facilitates quick approvals and provides strategic solutions to design challenges.

Project Timeline
The project is scheduled to span around two years.

Fig 2 – Project Timeline

Structure Façade and Choice in Materials
Modern façade designs use straight and clean lines, combination of different materials and simple
stylistic elements to achieve an appealing and stylish look. Some of the characteristics are flat roof
lines making the building look more sleek and sophisticated and the incorporation of different
materials like brick, timber, stone, concrete, metal, steel and glass to give the building a stylish and
rugged look. The type of material to be used is carefully selected based on factors such as strength,
durability, ease of getting the material and the cost as well as the green factor. concrete and steel
due to their strengths and availability, and sustainable materials, where preferred for their
environmental impact. In this case, it was important to ensure the new facade is consistent with
the heritage-listed properties within the city, by using similar materials, particularly the
architectural details, and integrating with the context.

Design Considerations
The current dwelling that is present in the area will be expanded to accommodate features such as
the retail shops, commercial offices, studios, and accommodation. Integrated within the layout of
the development is a multitude of uses which creates a close and mutually supportive relationship.
Offices will generate movements to the shops while students and office users may decide to live in
the accommodation units since they are nearby. This integration is beneficial for ongoing economic
development and stability as it keeps occupancy and cash inflow constant. Based on the site the
design proposed takes advantage of the site’s frontage and access, and the general layout and
aesthetics in the CBD of Adelaide.

Site Accessibility
Site was chosen because of its good access to the public since it has direct access to both Morphett
Street and Hamilton Place, and it also has right of way to Reeves Street. Another benefit of this
layout is that it allows easy access to this vehicle and plant in the construction process. This applies
in the sense that the site has storage and rear car parking facilities within the site boundary that is
off Hamilton Place thus improving site operation efficiency. As it may be noticed, the site is located
within the CBD of Adelaide and is capable of operating at any time of the day or night depending
on the laws of the country and the level of noise pollution. The access to public transport is also
easily in reach from the building and enhances the ease of transport of workers and business goods.

Fig 3 – Site Accessibility

Building Code Considerations
Type of Construction
The table below contains the building classifications for all of the uses in the building in each
storey.

Table 3 – Building classifications

Storey Use Building classifications

Ground Restaurant 6
1st Commercial Office spaces 5
2nd – 7th Residential Studio’s 3
8th – 10th Residential Units 2
Source: NCC Volume 1

Fig 4 – Building classification and Type of construction

The proposed structure situated at 462-464 Morphett Street, Adelaide is categorized as Type A
construction. This classification is necessary for buildings with an increase of storeys by 4 or more
and this would apply to the proposed development that is of multiple storeys.

Fire resistance and stability requirement

The building's height is 11 storey. The development's proximity to the Fire Source Feature (FSF) is
indicated below and highlighted in red.

Fig 5 – Fire source feature

The Fire Resisting Levels (FRL) of various building elements are presented in the table below.
These levels are specific to the TYPE A classification of the building, indicating the required
standards for fire resistance.

Figure 6 – Restaurant floor plan

Legends
Table 4 – FRL ground floor
FSF Distance >3M

FSF Distance <1.5M

Loadbearing lift and stair shaft

Firewall and common wall

Figure 7 – Commercial Office space floor plan

Table 5 – FRL first floor

Legends

FSF Distance >3M

FSF Distance <1.5M

Loadbearing lift and stair shaft

Firewall and common wall

Figure 8 – Studio 2nd – 7th floor plan

Table 6 – FRL 2nd – 7th floor Legends

FSF Distance >3M

FSF Distance <1.5M

Loadbearing lift and stair shaft

Firewall and common wall

Fire Equipment
The specifications for where fire equipment should be placed within the building are listed below.
Table 7 has been associated with the services and equipment section of NCC's Section E.

Table 7 – Service equipment’s description

Access and Egress Requirements
Number of Occupants
The number of occupants is determined based on the building's layout and the intended use of
each floor. The building classifications and the number of people accommodated per floor are as
follows: Table 7 – No. of occupants

Floor & use No. of occupants Total no. of

occupants
Ground Floor 100 360
(Restaurant)
First Floor 50
(Commercial
Office Spaces)
2nd to 7th Floors 20 people per
(Residential floor
Studios)
8th to 10th floors 30 people per
(Residences) floor

Proximity to Exits
There are provisions made to ensure that all the occupants of the building can easily get accustom
to the exit within a reasonable distance. The NCC set a requirement of building evacuation where
the distance to an exit should not be more than 20m for a building of such nature. This
requirement is resolved in the building through having more than one stair case on each floor to
allow building occupants to easily evacuate in the unfortunate event of an emergency.

Disability Access
Sometimes it is also referred to as DDA compliant building, due to its compliance with the
Disability Discrimination Act (DDA) and associated Australian Standards (AS 1428). Key features
include:

• Ramps and Elevators: They ramp to enable the wheelchair users to have easy access are
provided at the ground floor. An elevator is provided to assist everyone to be able to
access the different floors of the building.
• Accessible Restrooms: Every floor also features a restroom that was intended to be usable
by a person with a disability.
• Signage and Wayfinding: The main language used in the building is understood by all
people with disabilities and there is good signposting to exit doors and other places.
Aggregate Exit Width
The aggregate exit width is calculated based on the number of occupants and the type of building
use. According to the NCC, the required exit width is determined by the formula derived from the
Building Code of Australia (BCA).

360 occupants’ × 7.5 mm=2700 mm

This width is distributed across multiple exits to ensure that all occupants can evacuate safely.
The building includes:

• Multiple Staircases: Every floor has at least two stairwells to be used for fire safety,
avoiding the problem of having only one stairway to use in case of an emergency.
• Wide Corridors: Hallways are intended to be of adequate width to allow for people traffic
during times of emergency egress.
• Emergency Lighting and Signage: Emergency lighting and exit signs are the measures put
in place to help the occupants of a building find the nearest escape route during an
emergency. These design considerations ensure that the building meets all relevant safety
and accessibility standards, providing a safe environment for all occupants.

Sustainability
As for the energy efficiency requirements, the NCC various compliance methods must be met,
along with that of the NCC Section J. A class 5 building must achieve a 5.5-star NABERS Energy
for offices base building Commitment Agreement. Green star design and As-Built Rating to be
registered for Class 5,6,3 common areas of class 2 building. The buildings that are proposed would
have annual greenhouse emissions of no larger than a reference building.

Energy Efficiency
Efficiency of energy is a very significant aspect in construction of sustainable buildings. Energy
efficient systems mean less expenditure on energy and therefore lower costs incurred in
operations and a cleaner environment. Key strategies include:

• Solar Panels: It is a well-known fact that implementation of photovoltaic solar panels can
save a large amount of money on electricity throughout the entire lifecycle of the building.
Nevertheless, the costs of installing the solar panels are a one-time investment that can be
recouped through the savings on electricity and possible rebates from the government.
• Insulation and Windows: Insulation, properly installed doors and windows with two layers
of glass to decrease heating and cooling intake of energy
• Energy-Efficient Appliances: This is in light of the fact that appliances with high energy
ratings will mean that energy consumption and operating costs are low.

Water Efficiency
Water efficiency is equally important in sustainable building design. Strategies include:
 • Low-Flow Fixtures: Water efficient toilets, faucets and showerheads both save water and
offer the same efficiency as traditional ones.
• Rainwater Harvesting: Rainwater harvesting and utilization for purposes such as watering
plants and flushing toilets for instance can greatly reduce a structure’s demand for mains
water.
• Greywater Recycling: Some of the ways that have influenced the reduction of water usage
include; reusing water from sinks, showers and laundry for irrigation and toilet flushing.

Water Use
Efficient water use is essential for sustainability. The development can incorporate:

 Smart Landscaping: This is because by planting native plants and plants that are also
drought resistant, the use of water is minimized.
 Efficient Irrigation Systems: Such systems of watering reduce the amount of water used in
the process since it is watered directly to the roots of the plants.
 Water Monitoring Systems: This makes it easier to monitor water usage through sub-
metering and identify any leaks through leakage detection systems.

Durability
Durability as a concept indicates the ability of the building materials and structures to withstand
environmental factors which would otherwise cause frequent wear and tear thereby resulting in
frequent repairs and replacement. Key considerations include:

 Material Selection: The selection of construction materials that are tough and can last
long are concrete, steel, treated timber to eliminate maintenance expenses.
 Protective Coatings: Protection to steel and other materials by use of protective coatings
can reduce the corrosion and consequently increase the durability.
 Design for Maintenance: It is a common known fact that availability of all structural
elements for maintenance enhance the lifetime of the building.

Adaptability
Adaptability refers to the building's ability to accommodate changes in use over time. This can be
achieved through:

• Easy Room Layouts: Making spaces that can change for different needs, like turning offices
into homes
• Building Blocks: Using block-building ways for simple adding or changing of the building
• Ready for the Future: Adding things that let you add new technology later, like extra ways
for wires and space for new heating and cooling systems
Embodied Energy
Embodied energy is the total energy required to produce the building materials and construct the
building. Reducing embodied energy involves:

• Use local stuff: It saves energy and helps local economy

• Use old stuff again: Like old wood or steel. It uses less energy than making new things
• Build smart: Do things in a way that uses less stuff and energy. It makes less waste too

Construction cost & Technical issues

The initial total estimated cost of construction for the proposed 11-storey mixed-use development
at 462-464 Morphett Street, Adelaide, is $21,835,500.
Table 8 – Construction cost

Choice of material for building components

Table 9 – Materials opted
The materials and the method of construction selected can have a significant impact on the
overall efficiency and price of a project. To make certain the building is robust and will last, it's
suggested that the steel frame is combined with a concrete roof and reinforced concrete for the
stair and lift wells. For this mixed-use development, offsite manufacture and modular
construction could be considered as cost and time effective options.

References
Rawson Homes - ([Link] )
Amusement logic - ( [Link]
structures-in-architecture-and-construction/ )
National Trust - ( [Link]
heritage-homes/ )
Real Commercial - ( [Link]
street-adelaide-sa-5000-504274616 )
Aero seal - ( [Link] )
Chicago faucets -( [Link]
green-buildings )