118 bertie street, port melbourne. - planning - planning€¦ · a: suite 108, level 01, 59...

MAKO ARCHITECTURE PTY [email protected]

118 BERTIE STREET, PORT MELBOURNE.PLANNING PERMIT - RE-SUBMISSION 17.04.2019PROPOSED MIXED USE BUILD TO RENT DEVELOPMENT

MAKO architecture pty ltd - NSW nom. arch. reg. 8886 - Vic nom. arch. reg. 19020

A: Suite 108, Level 01, 59 Marlborough Street, Surry Hills, NSW, 2010 - E: [email protected] - P: 02 9698 9029URBAN CONTEXT REPORT118 Bertie Street, Port Melbourne

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CONTENTS3.0 DESIGN RESPONSE

3.1 DESIGN STATEMENT• Design Statement• Envelope Modelling + Articulation

3.2 PERSPECTIVES• Perspective View of Proposal

3.3 PLANNING + ADAPTABILITY• Typical levels

3.4 DESIGN DETAILS• Ground Floor Interface, Entrance + Address• Facade Treatment + Design• Podium Apartment Amenity• Podium Communal Space• Tower Facade Conditions• Rooftop Communal Facilities•Material Selection

3.5 BETTER APARTMENTS DESIGN STANDARD• Detailed Dimensioned plans of all apartment types

3.6 AMENITY• Solar Access• Natural Ventilation• Communal Space

3.7 PROJECT DATA• Project data tables

APPENDIX 01• Drawings

2.0 URBAN CONTEXT REPORT

2.1 SITE ANALYSIS• Regional map• Local map ( views + proximity)• Environment (sun + wind)

2.2 FRAMEWORK ANALYSIS• Contextual analysis

2.3 SPECIAL PLANNING CONSIDERATION• Site specific planning considerations

1.0 INTRODUCTION

1.0 INTRODUCTION

1.1 PROJECT TEAM

1.2 PROJECT TIME LINE + PROPOSAL SUMMARY



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1.0INTRODUCTION

MAKO Architecture are an Urban Design + Architecture + Interiors studio based in Sydney, Australia. This design report has been prepared by MAKO architecture for Lateral Estate for the site at 118 Bertie Street, Port Melbourne.

WHATThis proposal has been developed as a concept for a new residential apartment building with ground floor retail focused on maximising housing mix, living amenity, and activation.

WHYWe believe that a focus on housing diversity + activation will create a more vibrant neighbourhood and energised public domain for the future community of Fishermans Bend.

HOWWe seek the success of this concept through a number of inherent strategies within the design, layout, and planning of this proposal, these include:• Ensuring all apartments have access to natural sunlight, daylight, and ventilation.• Providing a range of apartment types and sizes.• Designing flexibility into apartment layouts by ensuring logical structural spans are

accommodated within inter-tenancy walls, and service zones are outside the general apartment footprint.

• Pairing apartments of different sizes for future adaptability• Providing long term strategies for adaptability to different uses eg commercial office

uses over time.• Providing all boundary setbacks in accordance with controls.• Providing a wide range of apartment types that appeal to as broad a demographic as

possible.



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ClientLATERAL ESTATE106/55 Miller St, Pyrmont NSW 2009

ArchitectMAKO ARCHITECTURESuite 108, Level 1, 59 Marlborough Street, Surry Hills NSW 2010

PlannerURBIS12/120 Collins St, Melbourne VIC 3000

Landscape ArchitectNBRS+PARTNER 3, 4 Glen St, Milsons Point NSW 2061

Traffic EngineerTTPA5/282 Victoria Ave, Chatswood NSW 2065

Waste ManagementELEPHANTS FOOT60 Kent Rd, Mascot NSW 2020

Sustainable DesignARK RESOURCES24 Eastern Rd, South Melbourne VIC 3205

Acoustic EngineerACOUSTIC LOGIC170 Montague St, South Melbourne VIC 3205

NCC ConsultantMcKENZIE GROUP2/99 William St, Melbourne VIC 3000

PROJECT TEAM:

1.1



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PROJECT TIME LINE PROPOSAL SUMMARY1.0 ORIGINAL PROPOSAL - 2016Early 2016 this project was first presented to the Department of Environment, Land, Water, and Planning (DELWP), Fishermans Bend Taskforce, and representatives from Port Phillip (collectively referred to here as “the Victorian Authorities”). The first presentations took place during the gestation period of the Fishermans Bend Framework Plan. Given the unknown and evolving context the project attempted to straddle the unknown future conditions and public domain aspirations, surrounding the site.

2.0 MODIFICATIONS - 2016Late in 2016 the project was amended, re-conceptualised and re-presented in concept form to the Victorian Authorities. The presentation of the concept redesign following DDO30 was met with general praise from the authorities with a number of issues that required rectification raised in the meeting and later in writing on the concept scheme.

3.0 REQUESTS FOR FURTHER STUDIES - 2017Mid 2017 amendments were prepared and submitted following written responses from Victorian Authorities for a scheme that was able to straddle the unknown future conditions relative to adjacent streets and parks, and comply with the planning scheme at that time.

4.0 PLANNING CHANGES - 2018Oct 2018 Amendment GC81 was gazetted, and representation was made to the standing advisory committee on behalf of the pre-existing application for the site. The client and their representatives were granted an extension of time and entered into a consultation period with the Victorian Authorities.

5.0 THIS SUBMISSION - 2019This report and accompanying documentation form the basis and understanding of the above consultation period for the redesign of the proposal at the subject site (118 Bertie Street)

1.2URBAN CONTEXT

As the planning framework has evolved throughout the design of this proposal since 2015, so too has the context surrounding the site. Significant modifications include: the location and width of new streets, lanes, and parks, and the potential bulk and scale of the surrounding built form.

NEW STREET LOCATIONThis proposal includes a new street two way vehicular street located within the subject site boundary, running along the long southern boundary.

NEW STREET WIDTHFollowing the recommendations of the 2018 Framework Hearings this proposal tests and analyses a number of alternative street widths. Following general indication from the Victorian Authorities in December of 2018 that they are open to considering a reduction in street width from 12m to 9m, this proposal has been developed in accordance with the above indication.

BULK AND SCALEThis proposal responds directly to the surrounding bulk and scale of potential envelopes adjacent to the site through the consolidation of the tower form that is significantly set back from the Bertie Street boundary. The resulting proposed envelope is diminutive in scale by comparison to the potential surrounding context.

PLANNING FRAMEWORK

Multiple changes to the planning framework have occurred in the period of time between this submission and the immediately past planning permit application.

DENSITYThis proposal is submitted under the terms of reference for the standing advisory committee, and seeks to maintain the original dwelling density of the planning permit as submitted in 2017.

SETBACKSThis proposal complies with all setback requirements, and significantly increases the setback to Bertie Street in order to maintain sunlight access for the park on the opposite side of Bertie Street.

BUILDING HEIGHTThe proposal complies in the majority with the building height plan illustrated in the Fishermans Bend Framework Plan. A minor modification to the allowable envelope is sought under this proposal. The minor modification:• Does not encroach on the allowable setbacks.• Does not exceed the allowable building height relative to

setbacks documented in the Port Phillip Planning Scheme (PPPS)

• Does not create any overshadowing on the primary public open space opposite the site on Bertie Street between 11:00 and 14:00 on September 22nd.

FORM + ARCHITECTURE

Given the significant changes to the planning framework, and the proposed urban context we believe it is necessary to re-consider the form and architecture of the building from the previously submitted planning permit.

TOWER FORM REDUCEDWithin this proposal the overall tower length has been reduced compared to the previous planning permit application.

SINGULAR ARCHITECTURE OF THE TOWERThe architectural concept of the proposed tower has been reconsidered as a more singular object, given the reduction in overall length of the tower form. The “energetic” articulation of the previous proposal has been refined into a more calm and subtle architecture that reflects the sky and forms a counterpoint to solid podium.

NEW APPROACH TO THE PODIUMWithin the previous permit application the podium was designed to straddle a complex series of unknown interface conditions relative to the potential inclusion / exclusion of a new street adjacent to the boundary.Given that this proposal now includes a new street within the subject site boundary the uncertainty of the podium interface is removed, and the podium now responds directly to and activates the new street provided by the redevelopment of this site.



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1.0 INTRODUCTION

GROUND FLOOR

This proposal significantly re-works the ground floor given the shift in street location from the northern boundary to the within the subject site, along the southern boundary. Given this shift the design of the ground floor has proceeded with confidence of the public domain outcome.

ACTIVATIONAll service zones, including the driveway crossing are located along the New Street frontage, away from Bertie Street. Service and resident vehicular access is aligned to future laneway positions on adjacent sites.

The ground floor interface and activation is significantly increased in this proposal as all services are absorbed within the building.

Separate vehicle and expanded bicycle entries are provided along the New Street frontage to ensure that there are no conflicts betweens cars and bikes, and no interference with safe pedestrian movement.

ADAPTATIONThe proposal also provides the possibility of adaptation in the future of the ground floor tenancies along New Street as future retail or commercial office space.

COMMERCIAL CONVERSION

Within the planning framework there is obvious tension between the requirement to:• Provide additional floor to floor height for parking levels in

order to encourage future conversion to commercial office space, and

• The requirement to “sheath” the parking areas with residential uses in order to protect the activation and passive surveillance of the public domain.

OWNERSHIP STRATEGYIn order to maintain the planning regulations aim of increasing the commercial / office uses within the precinct, this proposal retains the residential dwellings that crust the outer edge of the podium as “build to rent”, ensuring that the opportunity to adapt and convert the parking levels, to commercial space is preserved. (refer to accompanying reports)

ACCESS STRATEGYIn addition to the above, the access and circulation strategy for the building strengthens the possibility of future commercial / office adaptation through, the provision of two separate lobby and building cores. The separate access points create a multitude of potential commercial / office conversion options.

MULTIPLE CONVERSION OPTIONSThe lobby and core accessed off Bertie Street can be converted to an office lobby servicing smaller floor plate office space around the core at the Bertie Street end of the site as either individual floor tenancies, or amalgamated into a single multi-floor tenancy.

The lobby and core accessed off New Street can be augmented with a separate commercial entry and levels 2 - 4 can be converted to large format office space either floor by floor or consolidated into a single large tenancy.

AMENITY

This proposal provides exceptional amenity to all residents in a number of ways.

COMMUNAL AREAWe have provided a number of complimentary communal spaces including:• Large open out door areas on Level 7 (roof of podium) with

access to sunlight and long views out over the future park opposite.

• An ancillary indoor communal room that serves as a complimentary space opening directly off the large open terrace on Level 7

• Separate indoor facilities including a Gym and associated smaller terrace on Level 5

• Large open air swimming facilities on the roof with associated open roof changing and amenities areas

• Large open air communal spaces on the roof top, separated from the pool area for separate activities.

STORAGEThe storage provided in the building is generally wholly within each apartment, and includes the provision of additional storage areas on Level 5 in addition to the minimum requirements.

APARTMENT DEPTHThe apartment depths within the proposals are reduced, and provide access to natural light to the back of each kitchen and living areas.

NATURAL LIGHT + CROSS VENTILATIONAll apartments, and all habitable rooms have access to natural light and air. Given the reduced apartment depths, and increased frontage of the apartment types all spaces meet and exceed the requirements.

DIVERSITY

One of the stated aims of this proposal has always been the creation of multiple apartment typologies, that appeal to as broad a demographic as possible. This continues as an influencing force in the design of this building.

MIXWithin this proposal the overall yield exactly matches that of the immediately past submission of 165 dwellings. However we have modified the dwelling mix in a number of ways:• The percentage of 3 bedroom apartments is above the

minimum requirements set out in the planning regulations. • The percentage of 1 bedroom apartments has been reduced

in this proposal.• Commensurately we have increased the percentage of 2

bedroom apartments, along with an increase in variation of 2 bedroom typologies.

TYPOLOGYWe have maintained the diversity of apartment typologies throughout by providing different apartment types on all floors of the proposal, including:• Larger family oriented apartments on the terrace levels with

larger private outdoor space.• Two and three storey apartment typologies accessed by

individual front door entries directly from the new street.• 3 bedroom apartments not confined to just the upper levels,

but spread out through the proposal on all floors to encourage diversity and appeal.

• Capacity for future consolidation by co-locating apartments of different size directly adjacent to each other, in order to potentially create larger 4 and 4+ bedroom apartments.

PROPOSAL SUMMARY



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2.1SITE ANALYSIS

Fishermans Bend is a neighbourhood in transition from traditional light industrial land uses to a vibrant residential community.

The present day context of the site provides the basic structure which is further enhanced and developed within the Fishermans Bend Strategic Framework Plan.

Presently the pedestrian experience travelling to or from the site from the CBD or Docklands can at times be an unpleasant one, given the often narrow pedestrian zones on traffic dominated streets. It is clear however that the neighbourhood of Fishermans Bend possesses an innate cadastral structure of wide streets that in time will be reoriented as positive pedestrian friendly environments that will accommodate walking, public transport, cycling and private transport.

The site itself is positioned to take advantage of the future connections back to the city, making pedestrian, and public transport journeys shorter and more pleasant for the future residents of the neighbourhood.



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2.1 SITE ANALYSIS2.1 SITE ANALYSIS - LOCATION PLAN

S O U T H B A N K

C B DD O C K L A N D S

E-GATE

N O R T H

F I S H E R M A N ' S

B E N D

P O R T P H I L I P B A Y

P O R T M E L B O U R N E

S O U T H M E L B O U R N E

R I C H M O N D

A L B E R T

P A R K

N E W P O R T

F O O T S C R A Y

M O N T A G U E

U R B A N

V I L L A G E

L O R I M E R U R B A N

V I L L A G E

T H E C I V I C

B O U L E V A R D

Y A R R A R I V E R



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2.1 SITE ANALYSIS2.1 SITE ANALYSIS - URBAN CONTEXT

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Montague Street/

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Waterfront City

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Murphy Reserve

Garden City

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Port Melbourne

Cricket Ground

Smith Reserve

Edwards

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TRAIN LINE

TRAM / LIGHT RAIL LINE

MAJOR TRAM STOP

BUS ROUTE

DEDICATED BICYCLE LANE/PATH

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1:26000 @ A3

400m

800m

PORT

MELBOURNE

DOCKLANDS CBD

118 bertie street, port melbourne. - planning - planning€¦ · a: suite 108, level 01, 59...

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