built form & scale - planning.wa.gov.au daps/metro east jdap... · - maximises northern solar...

p.26

MIDLAND OVALMIXED USE DEVELOPMENT

STREET INTERFACE

At street level, the rhythm and proportions of the surrounding heritage buildings is reinterpreted. The building is distinctly defined into a lower and upper datum, responding to the requirements of the Design guidelines. The use of face brickwork, manipulated to read as load bearing elements, creates a tactile pedestrian environment.

REPETITION OF VERTICAL BAYS

PROPORTIONS OF FACADE ARTICULATION REFLECT GEOMETRY OF FENESTRATION

VERTICAL LOAD BEARING ELEMENTS

BRICK BANDING

PRINCIPLE 3_

BUILT FORM & SCALE

p.27


SCULPTURAL UPPER DATUM

The expressed white box, floating over the load bearing brick structure below reflects the brick and bandage facades of the surrounding heritage buildings. Smooth white render contrasts against the tactile nature of the face brickwork. The offset pattern of traditional brick running bond is dramatically scaled up to create the pattern within the sculptural white volume. Coloured screens emphasis the scaled up pattern, which, when viewed from afar, becomes legible.

The top storey is coloured charcoal to read as shadow, reducing the perceived height of the building to 7 storeys.

WHITE BANDING

SCALED UP BRICK PATTERN

PRINCIPLE 3_

BUILT FORM & SCALE

p.28


RESPONSE TO OGAINITIAL COMMENTSPRINCIPLE 3_

BUILT FORM & SCALESTREET SETBACK - BE A GOOD NEIGHBOUR

The proposal is seeking a variation to the street setback to levels 4 to 7. The MACSP recommends upper storeys (above 4 storeys) are setback 4 metres from the street, resulting in a podium-tower style of development. At 12 storeys the podium-tower style of development is an appropriate built form strategy. At 8 storeys, a nil street setback will not unduly dominate the street. A series of horizontal datums reduce the visual dominance of a single mass. The heavy, tactile masonry element to the lower ‘podium’ level is separated from a sculptural upper storey element with a charcoal waist band. In addition, the proposed nil street setback achieves the following positive outcomes:- maximises northern solar access to southern lots - acts as a good neighbour- increases building separation between lots- permits good north solar access to all levels

A 4 metre upper storey street setback would impact the amenity of lower levels apartments, creating excessively deep balconies and thereby limiting solar access to these dwellings.

SCULPTURAL UPPER DATUMCHARCOAL WAIST BAND CREATES VISUAL SEPARATION

TACTILE MASONRY PODIUM

PROPOSED NIL STREET SETBACK TO ALL FLOORS

PROPOSED COMPLIANT STREET SETBACKS

X

p.29



BUILT FORM & SCALEARTICULATION OF SIDE WALLS

The horizontal datums established wrap around the building to encompass the side facades. The brick plinth begins to dissolve as it turns the corners of the building, with colour matched battens articulating the gradual disintegration.

SOUTH SOUTH EAST ELEVATION WEST ELEVATION STREET

VOID

VOID

p.30



BUILT FORM & SCALEUPDATED IMAGE SHOWING STREET INTERFACE AND POSITIVE INTERACTION WITH STREET OF UPPER FLOORS

p.31


FUTURE CONTEXT

The design approach applied to the proposal, with a series of defined datums to create a distinct lower and upper datum, can be applied along the extent of The Avenue to create a consistent urban edge. The built form proposed respects the unique history of Midland whilst introducing a contemporary aesthetic and density relevant to the future vision of the precinct.

PRINCIPLE 3_

BUILT FORM & SCALE

p.32


STREET INTERFACE

The planning of the ground floor plane has been carefully considered to balance the requirement of residents, commercial operators, visitors and the general public.

The economic viability of commercial tenancies is important to ensure a thriving mixed use precinct. Glazing is proposed along the extent of the street facade, increasing commercial exposure and ensuring passive surveillance of the public realm. Multiple access points have been proposed to each tenancy, creating flexible spaces that can expand and contract depending on the market.

The ground floor building edge is setback 2 metres from the property boundary, with the built form utilised to create a Colonnade along the commercial shop fronts. The Colonnade is a unique environment; one is naturally drawn to occupy and move through this space. The increase in the footpath area afforded by the Colonnade creates street side Alfresco dining opportunities, without impacting the flow of pedestrians. Awnings project over the footpath to create a more comfortable environment, working within the vertical elements of the built form.

Coloured tiling to the stall risers distinguishes the commercial tenancies from the apartment entry. Signage to the awning over the apartment entry assists in way finding.

PRINCIPLE 4_

FUNCTIONALITY & BUILD QUALITY

TENANCY 01

SUB TENANCY 01

SUB TENANCY 02

MATURE STREET TREE MATURE STREET TREES MATURE STREET TREE

SUB TENANCY 03

SUB TENANCY 04

SUB TENANCY 05

POTENTIAL ALFRESCO DINING

POTENTIAL ALFRESCO DINING

TENANCY 02

TPOTENTENTIALIAL ALALFREFRESCOSCOAL ALFRPOTENTIAL ALFRESCOTTEENNTT AALL AALL SSCCOODIDININNINGGDININGDININGDD NN NNGG

POTPOTENTENTIAIAL ALFRESCOPOTENTIAL ALFRESCOPPOOTT TT A FRESCDIDININNINGGDININGDININGDD NNGG

RESIDENTIAL ENTRY

p.33


GROUND FLOOR ACCESS

The ground floor plan safely and effectively facilitates the movement of vehicles, pedestrian and bicycles.

A single vehicle access point is proposed, with suitable sight lines ensuring the safety of all users. Commercial parking is provided to the ground floor. Paving directs occupants from their vehicle to the street. A secure access point is provided to the basement car park for residential and residential visitor parking. Waste servicing is proposed to the rear of the development to reduce the impact on the street.

Secure bicycle parking for residents is provided within the basement. Visitor bicycle parking is located off the vehicle access way.

The Collonade provides a covered environment for pedestrians and expands the footpath area.

Landscaping within the deep soil area to the southern boundary provides a green screen to the carpark to the south.

PRINCIPLE 4_


RESIDENTIAL ENTRY

COMMERCIALCOMMERCIAL

SECURITYSSSEVISITOR

BIKESVISITORVISITORVISITORV T

BIKESBIKESB KES

PEDESTRIANS

BICYCLES

VEHICLES

p.34


RESPONSE TO OGAINITIAL COMMENTS

RESIDENTIAL APARTMENTS

Each residential apartment level contains 10 apartments, centrally accessed via a double lift. Apartments are accessed off a central corridor, which is glazed at each end. Operable glazing facilitates natural ventilation in this zone and reduces the reliance on artificial lighting to these circulation spaces. Recessed entry ways provide articulation within the corridor.

Apartments range in size from 56m2 for a one bedroom, one bathroom apartment up to 100m2 for three bedroom, two bathroom apartments. Two bedroom apartments range from 70m2 to 86m2 in area, with both one and two bathroom layouts, providing a range of configurations to suit individual users needs.

The apartment layouts are functional and efficient. All bedrooms have minimum internal dimensions of 3.0m x 3.0m, with built in storage. Larger apartment have a dedicated laundry area. Open plan living, dining and kitchen areas lead directly onto outdoor terraces. Generous terrace areas range in size from 14m2 to 40m2 .

Passive ventilation through the apartment is assisted by the naturally ventilated central corridor. The wide apartment frontage ensures access to light to all habitable rooms.

The landscaping to the deep soil area to the south provides a green canopy to screen the car parking below. Additional sliding batten screens that assist with the facade articulation allow occupants to further control their physical environment.

Air conditioning condensers are screened from view, within passively ventilated storerooms where available. Store rooms to balconies are integrated in the built form.

Following on from the OGA’s comments the central landscape voids have been enlarged to maximise light and ventilation within these areas. The staged nature of the development enables larger light wells to be shared with future stages.

PRINCIPLE 4_


p.35



FUNCTIONALITY & BUILD QUALITYSimple design elements are utilised to maximise the amenity within the apartment. Full height glazing increases solar penetration within the apartment and creates a greater illusion of space. 2.7m high floor ceilings are proposed to habitable rooms. Functional balconies are proposed, with a minimum depth of 2.5 metres and area of 14m2. Glass balustrades create a greater sense of space and increase light levels to apartments.

Exterior roller blinds to lower level apartments facing The Avenue provide additional privacy from the street below. Sliding batten screens assist in facade articulation and allow residents the ability to control their physical environment.

Construction efficiencies are achieved through a compact building footprint and rational grid.

The proposed building depth of 24.25m allows for a functional layout of kitchen, dining and living area which leads directly onto an outdoor terrace, and a 2.0m corridor internally.

WINTER SUN

p.36


PRINCIPLE 4_

FUNCTIONALITY & BUILD QUALITYPROPOSED MATERIAL PALETTE

A robust and contextually appropriate material palette is proposed.

The distinct brick and stucco banding of the surrounding heritage buildings is reinterpreted in the face brickwork of the lower street datum and sculptural white render of the upper datum. The low maintenance and tactile nature of face brickwork make it a suitable material for use within the pubic domain. Charcoal coloured render is utilised to define the two distinct datums and assist in the reduction of bulk by reducing the top storey to shadow. Fine grain detail is incorporated into the built form through the use of sliding batten screens and coloured external roller blinds to lower levels.

Glazed tiles to the commercial stall risers introduces colour to the street level.

LIGHTWEIGHT CHARCOAL COLOURED VERGOLA TO INCREASE SOLAR ACCESS AND REDUCE BULK

EXPRESSED WHITE BOX TO UPPER FLOORS

FACE BRICKWORK

GLAZED TILE TO STALLRISERFACE BRICKWORKGLASS BALUSTRADES

GLAZING TO COMMERCIAL TENANCY ACTIVATES THE STREET

AWNING PROJECTS OVER FOOTPATH PROVIDING ADDITIONAL WEATHER PROTECTION

CHARCOAL POWDERCOATED SLIDING BATTEN SCREENS

COLOURED ROLLER BLINDS FOR SOLAR CONTROL AND PRIVACY

TERRACOTTA COLOURED POWDERCOATED SLIDING BATTEN SCREENS TO EMPHASIS BRICK COURSING PATTERN

CHARCOAL COLOURED PAINT FINISH

FACE BRICKWORK

WHITE PAINTED RENDER ROYAL BLUE GLAZED TILE

CHARCOAL & TERRACOTTA COLOURED POWDERCOATED SLIDING BATTEN SCREENING

p.37


PRINCIPLE 5_

SUSTAINABILITY ENVIRONMENTAL, SOCIAL AND ECONOMIC SUSTAINABILITY

Key sustainable strategies are as follow:• Solar PV array to roof areas• Establishment of Emebbed Networks• Energy monitoring to each apartment• Low flow tap and shower fittings• Motion sensors to common lighting• Mature street trees to increase shade cover over street• Waterwise planting• Flexible commercial tenancies to ensure economically viable through changing markets• Increased design life through density which will maintain relevance in the future• Location close to amenity and public transport to reduce reliance on private vehicle usage• Full height glazing and glass balustrades, coupled with large apartment frontage maximises solar

access to habitable areas, increasing user amenity and reducing reliance of artificial lighting• Ventilated central access corridor increases ventilation within the apartments • Passive ventilation reduces reliance on mechanical cooling, minimising energy costs• Sliding batten screens and external roller blinds provide additional solar control, allowing the

occupant to manipulate the environment to suit their needs• North facing communal roof terrace ensures access to winter sun for occupants of south facing

apartments • Landscaped communal roof terrace provides opportunities to interact with other apartment occupants,

creating a greater sense community

p.38



HALF OF THE APARTMENTS WILL RECEIVE NO SUN DURING WINTER DUE TO THE ORIENTATION OF GLAZING TOWARDS THE SOUTH, INCREASING RELIANCE ON MECHANICAL HEATING. EFFORTS

SHOULD BE MADE TO IMPROVE WINTER SOLAR ACCESS PROVISION FOR A HIGHER PROPORTION OF DWELLINGS.

APARTMENT DESIGN CRITERION 4.1.1 DC2 NOTES THAT A MAXIMUM OF 15% OF APARTMENTS ARE PERMITTED TO BE WITHOUT DIRECT SUNLIGHT BETWEEN 9AM AND 3PM MID-WINTER

OGA COMMENTS:

PRINCIPLE 5_

SUSTAINABILITY

p.39



MJA RESPONSE:

PRINCIPLE 5_

SUSTAINABILITY

STRATEGY 1_

DEMONSTRATE TESTING OF MULTIPLE SITE APPROACHESGiven the scale of redevelopment taking place within the MORM area, it is necessary to investigate and examine multiple site approaches as the surrounding built environment evolves and develops to meet the objectives of the future precinct.

As such, the site testing looks at the urban block in which the proposal sits at three moments within the greater time line of the evolution of the precinct, with these moment being:

• At completion of stage 1

• After Stages 1 to 3 have been completed

• At the build out of the entire block - a generational change

With due consideration to the benefits and limitations of each site approach, the final series of diagrams illustrates how a double loaded scheme is the most suitable approach for the site.

STRATEGY 2_

IMPROVE SOLAR ACCESS TO INDIVIDUAL APARTMENTS

HALF OF THE APARTMENTS WILL RECEIVE NO SUN DURING WINTER DUE TO THE ORIENTATION OF GLAZING TOWARDS THE SOUTH, INCREASING RELIANCE ON MECHANICAL HEATING. EFFORTS

SHOULD BE MADE TO IMPROVE WINTER SOLAR ACCESS PROVISION FOR A HIGHER PROPORTION OF DWELLINGS.

APARTMENT DESIGN CRITERION 4.1.1 DC2 NOTES THAT A MAXIMUM OF 15% OF APARTMENTS ARE PERMITTED TO BE WITHOUT DIRECT SUNLIGHT BETWEEN 9AM AND 3PM MID-WINTER

OGA COMMENTS:

p.40


RESPONSE TO OGA INITIAL COMMENTS STRATEGY 1_ TESTING OF SITE APPROACH

DUAL ASPECT SCHEME

• NORTH LIGHT TO MORE DWELLINGS (~78%)• 100% CROSS VENTILATION

• NO DEEP SOIL PLANTING AREA• CONSTRUCTION INEFFICIENCIES IMPACT HOUSING

AFFORDABILITY & INTERNAL AMENITY, I.E. FULL HEIGHT GLAZING

STAGE 1

p.41


RESPONSE TO OGA INITIAL COMMENTS

• SOUTH FRONTAGE ENGAGES WITH MIDLAND PROPER• GOOD CROSS VENTILATION & SOLAR ACCESS

• INDIVIDUAL LANDSCAPE COURTYARDS, NO SHARED LANDSCAPE ZONE

• LIMITED ABILITY FOR ANY ON SITE DEEP PLANTING ZONES

STRATEGY 1_ TESTING OF SITE APPROACH

DUAL ASPECT SCHEME

AFTER STAGES 1-3

p.42



6m GAP

• MINIMAL CROSS VENTILATION FOR NORTHERN STAGES ON FULL BUILD OUT

• COMPROMISED ASPECT & LACK OF VISUAL PRIVACY WHERE APARTMENTS ARE ORIENTATED TO LOT BOUNDARY (6M SEPARATION)

• BUILDING SEPARATION WOULD NOT COMPLY WITH DESIGN WA CRITERIA FOR VISUAL PRIVACY (OBJECTIVE 3.6)


DUAL ASPECT SCHEME

X

AT BUILD OUT OF BLOCK

p.43



• NORTH LIGHT TO ALL DWELLINGS• 100% CROSS VENTILATION• ALLOWS SOME DEEP SOIL AREA ON SITE

• DEEP FLOOR PLATE REDUCES APARTMENT AMENITY, WOULD NOT COMPLY WITH OBJECTIVE 4.4.2 OF DESIGN WA

• MINIMAL PASSIVE SURVEILLANCE TO REAR OF LOT • BUILT FORM TURNS ITS BACK ON HISTORIC HEART OF

MIDLAND


SINGLE ASPECT SCHEME

STAGE 1

p.44


RESPONSE TO OGAINITIAL COMMENTSSTRATEGY 1_ TESTING OF SITE APPROACH


STAGE 1

• DEEP BALCONIES REQUIRED TO ACHIEVE MANDATORY OUTDOOR LIVING AREAS, REDUCING LIGHTING LEVELS WITHIN APARTMENT,

• PROPOSAL WOULD NOT COMPLY WITH OBJECTIVE 4.4.2 OF DESIGN WA

• APARTMENT WIDTH COMPROMISES FUNCTIONALITY • ADDITIONAL SCREENING REQUIRED TO SOUTH FACING

BEDROOMS TO MAINTAIN PRIVACY FROM INTERNAL WALKWAY.

VOID VOID VOID VOID VOID

K K K K

L

K K K K

K

D

KK

L

D

L

D

L

D

L

D

L

D

L

D

L

D

D

L L

D

p.45



• STREET FACING UNITS ENSURE PASSIVE SURVEILLANCE OF PUBLIC REALM

• CONTINUOUS LANDSCAPE STRIP ACROSS LOTS

• DEVELOPMENT TURNS ITS BACK ON MIDLAND PROPER



AFTER STAGES 1-3

built form & scale - planning.wa.gov.au daps/metro east jdap... · - maximises northern solar...

Documents