[wain cinv oninnaild naa01 lel0d3e1 1x31n100...figure 18 - 61-71 wellington street/ 37-29 langridge...
TRANSCRIPT
kill sloT!qc•H uownH
810E d381A13030 OZ :3140 Oil Ad 133el1S RO0RIONV1 09 :d0d GRdVd]dd
(G.101 03S0dOdd) ClOOMON11100 `C/Od 001e131VAA 94-r8e S 133d1S 30CRIONV1 Z9-09 :SSMCICIV
lel0d3e1 1X31N100 [wain CINV ONINNAIld NAA01
Human Habitats
Document Information
Issue Date
20 December 2018 Prepared for 60 Langridge Street Pty Ltd
Prepared by BM Reviewed by WP
Project No. 10340 Project Name. 60-62 Langridge Street & 23-45 Waterloo
Road, Collingwood (Proposed Lot A)
Disclaimer and Copyright
This document was commissioned by and prepared for the exclusive use of the Client. It is subject to and issued in accordance with the agreement between the Client
and Human Habitats.
Human Habitats act in all professional matters as a faithful advisor to its Clients and exercise all reasonable skill and care in the provision of its professional services.
The information presented herein has been compiled from a number of sources using a variety of methods. Except where expressly stated, Human Habitats does not
attempt to verify the accuracy, validity or comprehensiveness of any information supplied to Human Habitats by third parties. Human Habitats makes no warranty,
express or implied, or assumes any legal liability or responsibility for the accuracy, validity or comprehensiveness of this document, or the misapplication or
misinterpretation by third parties of its contents.
Reference herein to any specific commercial product, process, or service by trade name, trademark, manufacturer, or otherwise, does not necessarily constitute or
imply its endorsement, recommendation, or favouring by Human Habitats.
This document cannot be copied or reproduced in whole or part for any purpose without the prior written consent of Human Habitats.
CONTENTS 1 Executive Summary
2 Introduction 6
3 About Tribe Hotels 8
4 Subject Site and Surrounding Context 9
4.1 The Site 9
4.2 Location 12
4.3 Metropolitan Context 13
4.4 Recent Development in the Collingwood 14
4.5 Site Interfaces 20
4.6 Access & Movement 26
5 The Proposal 27
6 Planning Policy Framework/Controls 30
6.1 State and Local Planning Policy Framework 30
6.2 Zones and Overlays 33
6.3 Particular provisions 34
7 Planning Considerations 35
7.1 Overview 35
7.2 Strategic Planning Drivers 35
7.3 Built Form 37
7.4 Public realm contribution 40
7.5 Internal Amenity 41
7.6 Transport and Traffic 43
8 Conclusion 44
LIST OF FIGURES Figure 1 - Approved commercial developments: 61-75 Langridge, 2-16 Northumberland and 51 Langridge
Figure 2 - Images of Tribe Hotel Perth 5
Figure 3 - Proposed plan of subdivision in Planning Application SP18/0014: site highlighted in red 9
Figure 4 - Existing Site Conditions 9
Figure 5 - Current site conditions at Lot A 10
Figure 6 - Looking at the current building at Lot A 10
Figure 7 - Looking east down Langridge Street 11
Figure 8 - Looking west down Langridge Street 11
Figure 9 - Surrounding area 12
Figure 10 - Aerial showing the subject site's close proximity to centres of commerce and employment 13
Figure 11 - Map showing surrounding development 15
Figure 12 - Approved development at 61-75 Langridge Street 16
Figure 13 - Recently completed development at 109 Wellington Street 16
Figure 14 - Approved mixed use development at 2-16 Northumberland Street 17
Figure 15 -71-77 Wellington Street - Currently under construction 17
Figure 16 -Approved development at 51 Langridge Street - opposing the subject site 18
Figure 17 - Former Yorkshire Brewery site at 1-21 Roberts Street 18
Figure 18 - 61-71 Wellington Street/ 37-29 Langridge Street development currently under construction 19
Figure 19 - Laneway abutting the site to the north 20
Figure 20 - Aerial image of site 21
Figure 21 - Looking west down Waterloo Road (former Yorkshire brewery site to the right of the page) 22
Figure 22 - Interface between subject site and neighbouring car park. 23
Figure 23 - looking west towards the subject site from the abutting carpark 23
Figure 24 - Looking south from the subject site to 75 Langridge Street 24
Figure 25 - Looking south-east down Langridge street 24
Figure 26 - 54-56 Langridge Street 25
Figure 27 - Collingwood Corporate Centre - 40 metres west of the subject site 25
Figure 28 - City of Yarra Travel Smart Map. Subject site depicted as TRIBE logo 26
Figure 29 - Proposed development as viewed from Langridge Street 27
Figure 30 - Hotel tower facade 27
Figure 32 - Proposed Langridge Street treatment 29
Figure 33 - Neighbourhood Map of Collingwood as outlined in Clause 21.08 (subject site highlighted in red) 32
Figure 34 - Zone map of subject site 33
Figure 35 - Map of overlays affecting the subject site and surrounds. 34
Figure 36 - Images of Tribe Hotel Perth 36
Figure 37 - Building scale and massing model 38
Figure 38 - Street setbacks designed to optimise sunlight access to southern footpath(red outline depicts height
and form of original submission) 38
Figure 39 - Podium presentation to Langridge Street 39
Figure 40 - Rippled facade effect 39
Figure 41 - Existing public realm adjacent to the site 40
Figure 42 - Tribe Hotel Perth Rooms 41
Figure 43 - Hotel services 42
Figure 44 - Tribe Hotel Perth Function 42
Figure 45 - Tribe Hotel Perth guest bikes 43
Figure 46 - Typical room detail (Perth) 44
1 Executive Summary Located within one of Melbourne's key urban renewal areas, 60-62 Langridge Street & 23-45 Waterloo Road,
Collingwood provides a unique opportunity to deliver a built form and land use outcome that produces
significant benefits for the City of Yarra and wider metropolis.
At a local level, ongoing change in the structure of employment has begun across the City of Yarra in recent
years with strong growth in property, business services, retail, and the finance and insurance sectors. This
demand for employment has been welcomed considering the decline in wholesale and manufacturing sectors
across the City of Yarra. As traditional office locations such as the CBD and Docklands reach capacity,
employment precincts such as Collingwood have become increasingly attractive locations for business. This
location will cater for the continuing growth in small to medium sized business services and the 'new economy'
employment of an increasingly skilled workforce.
The demand for additional office space in particular is reflected in the in the effective rental growth in the City
Fringe Areas (including Collingwood) in the order of 20% over the year to March 2018, and which has featured
a vacancy rate of below 3.5% for the last 2 years. This demand for new employment has resulted in a number
of proposals for new commercial office in Collingwood and other Yarra commercial precincts.
Figure 1 - Approved commercial developments: 61-75 Langridge, 2-16 Northumberland and 51 Longridge
Short term accommodation, like the proposal that is the subject of this report, is a key ingredient to any
thriving commercial precinct. This form of accommodation facilitates business activities by enabling business
people from interstate or abroad to base themselves in the area for short periods of time. It also encourages
new businesses to base themselves in the area that will indirectly benefit from these accommodation facilities
being nearby.
Given the proximity of the site to Smith Street and other Yarra/Melbourne attractions, it is anticipated that
significant numbers of visitors will also access short term accommodation services from this location. A
Collingwood location like this will provide a different experience to the CBD and East Melbourne which has
historically provided the lion's share of Melbourne's hotel accommodation.
In addition to the economic benefits associated with this residential hotel, the proposal provides a number of
benefits to the local and wider metropolis due to the quality of the design response including:
■ An opportunity to transform a private land holding of significant scale (which currently features a
series of buildings that contribute very little to the surrounding area) with a modern development that
boasts a warehouse style podium form and elegant tower above.
■ The proposed development will re-inforce Collingwood's rich manufacturing / employment
generating past by delivering an employment generating residential hotel use.
1+1 The proposal will result in a superior public realm outcome due to the highly activated proposed
ground floor treatment, the allowance for an activated north south connection immediately to the east and
new public realm improvements contemplated for Langridge Street.
■ The proposal will improve the local urban environment by delivering a built form outcome which
demonstrates architectural excellence and has evolved through a detailed analysis of the site context.
■ The design is reflective of the fine grain character of Collingwood with a building base that boasts a
modern warehouse interpretation complemented by a highly contemporary modular form above.
• The development forms an appropriate interface and transition adjacent to commercial
properties located to the north, east and west with the use of setbacks and design treatments that ensure
that the development potential of these sites is not unreasonably affected.
■ As discussed in Section 7.5 of this report the proposal will provide high-amenity hotel units which will
benefit significantly from the site's unique location, well-proportioned rooms and well detailed interiors.
Figure 2 - Images of Tribe Hotel Perth
In summary, it is submitted that the proposal will contribute greatly to the local area from a livelihood and
economic perspective and will ultimately result in a net community benefit.
5
1+1 2 Introduction This Planning and Urban Context Report has been prepared by Human Habitats on behalf of 60 Langridge
Street Pty Ltd (the permit applicant and owner of the land) in support of an application to develop part of 60-
62 Langridge Street & 23-45 Waterloo Road, Collingwood for the purpose of a multi-storey residential hotel
development.
Pursuant to the Yarra Planning Scheme, a planning permit is required for the following elements of the
proposal:
■ Buildings and works in the Commercial 2 Zone and Design and Development Overlay (Schedule 11).
■ Use of the land for a residential hotel in the C2Z.
■ Use of land for a 'food and drinks premises' exceeding 100sqm in the C2Z.
■ Waiver in the number of car parking spaces as required by Clause 52.06.
■ Reduction in the number of bike parking spaces as required by Clause 52.34.
This application is supported by the following materials:
Item Prepared By
1 Architectural Urban Context Report and Architectural Plans Techne
2 Planning and Urban Context Report Human Habitats
3 Sustainability Management Plan Cundall
4 Traffic Management Report Impact Traffic Engineering
5 Waste Management Plan Irwin Consult
6 Acoustic Report Cundall
7 Environmental Wind Advice MEL Consultants
8 Landscape Plans ACRE
9 Certificate of Titles
10. Operational and Staffing Detail Tribe Hotels
11. Revised Planning Permit Application Form
10 The requisite administration fee of $26,964.05
11 MPL certificate based on an estimated development value of
$25 million (total cost $32,500)
6
1+1 It is our assessment that the proposal demonstrates an appropriate outcome. In coming to this conclusion we
have considered the following key questions:
■ Does the proposal demonstrate an appropriate outcome considering the strategic planning drivers for
the proposed land?
■ Does the design response demonstrate a high quality built form outcome?
■ Will the proposal contribute positively to the public realm?
■ Will development provide for good levels of amenity for future occupants of the building?
■ Will the development contribute positively to the traffic and transport needs and ambitions of
Collingwood, the City of Yarra and wider Melbourne?
This report provides a full assessment of these key matters and finds that a permit should be granted subject to
reasonable and relevant standard conditions.
7
TRIBE
A STARTS WITH A PROBLEM. RS WAS PRETTY SIMPLE.
Good hotels are too expensive and plagued by out-dated services and
I hidden extras. We established Tribe to create an accessible luxury
alternative. Contemporary, design-driven accommodation (without
the cliched extras) in progressive, central locations that won't leave
your wallet bare.
Modern travellers. We made this hotel for you.
.. - ---
kll 3 About Tribe Hotels
Designed and built for the modern traveller, Tribe is a progressive hotel brand seeking to provide luxury hotel
accommodation for a fair price. The first Tribe Hotel has been developed in Perth. Tribe Collingwood will be the
flagship Melbourne Hotel. The key points of difference to the traditional hotel model include:
1. Smarter, more efficient production model - Tribe have pioneered a proprietary modular build
system that reduced construction costs and the environmental footprint.
2. Designed for the modern traveller - Tribe was started to re-define the hotel experience for a new
generation of travellers. Rooms are designed to be space efficient and communal areas are luxurious,
modern and playful.
3. Alternative central locations - Gritty urban locations might not be attractive to many luxury hotel
operators. Tribe is excited by locations like Collingwood which offer excellent access to Melbourne's
attractions including the CBD and local restaurants and amenities.
8
1+1 4 Subject Site and Surrounding Context
IPA The Site
The subject site is a rectangular shaped landholding that forms part of a larger allotment that is proposed to
be subdivided (via Planning Application SP18/0014) know as 60-62 Langridge Street & 23-45 Waterloo Road,
Collingwood. 60 Langridge Street Pty Ltd has entered into a contract of sale to purchase the part of the site
known as lot A' of the proposed Plan of Subdivision in Planning Application SP18/001 4 from Langrok
Properties Pty Ltd. For all intents and purposes, we consider that 60 Langridge Street Pty Ltd is the current
owner of Lot A (albeit Langrok Properties Pty Ltd has been made aware of this application for permit).
B 19sany ,o3
A 1058&
LANGRIDGE STREET
Figure 3 - Proposed plan of subdivision in Planning Application SP18/0014: site highlighted in red
Lot A is located on the northern side of Langridge Street, with a street frontage of 56 metres and a total site
area of 1,058 m2. It benefits from access via a narrow rear laneway and, large double width crossings from
Langridge Street. It currently comprises a two storey commercial building known as the Langridge Design
Centre, with retail and office tenancies as observed in Figure 4-8 below.
Figure 4 - Existing Site Conditions
9
Figure 5 - Current site conditions of Lot A
Figure 6 - Looking at the current building at Lot A
10
Figure 8 - Loo king wes t down Lo ngridge Stree t
Figure 7 - Looking east down Longridge Street
COLLINGWOOD RAILWAY STATION ■I
SMITH STREET ACTIVITY CENTRE
74L GERTRUDE/SMITH STREET TRAM STOP
kll 4.2 Location
The subject site enjoys close proximity to a range of services and facilities including:
■ Cambridge Street Reserve (140 metres north-west)
■ Peel Street Park (280 metres north-west)
■ Wellington Street/Victoria Parade Tram Stop (280 metres south)
■ Gertrude Street/Smith Street Shopping Precinct and Tram Stop (320 metres west)
■ Smith Street Activity Centre (320 metres west)
■ Langridge Street/Hoddle Street Bus Stop (420 metres east)
■ Collingwood Railway Station (630 metres north-east)
■ Australian Catholic University (780 metres south-west)
■ Fitzroy Gardens (660 metres south)
■ St Vincent's Hospital (1 kilometres west)
■ Main Yarra Pedestrian and Cycling Trail (1.05 kilometres east)
Figure 9 - Surrounding area
12
P4R KV
EMPLOYMENT1 LIENATIONAL A
INNOVATION CLUSTDER
.7.7.1' -
irtZ f
$er
MELBOURNE MUSEUM AND Al EXHIBiTiON 6JUDING
4.3 Metropolitan Context
The subject site is well placed within inner Melbourne, in an area of high accessibility and proximity to centres of employment. The subject site is located 2.2 kilometres from the heart of the Melbourne CBD, with the St Kilda
Road, Docklands, Parkville and Melbourne sports precinct all within 3 kilometres of the site. The proposal
provides an excellent opportunity to enhance the appeal and improve business amenity in an area
experiencing economic change as an emerging mixed use precinct.
Figure 10 - Aerial showing the subject site's close proximity to centres of commerce and employment
13
1+1 4.4 Recent Development in the Collingwood
As noted Figures at 11 to 18, the recent and emerging built form in the surrounding area provides a character
that is robust and changing. The built form is generally built to the boundaries, which aids street definition and
often incorporates ground floor retailers to further activate these streets. Therefore, it can be said that the
recent and emerging trend aims to significantly improve the public realm, which can also have a profoundly
positive impact on street safety through passive surveillance and the general vibrancy of street life
Recent developments have implored a high, contemporary design standard that responds well to the existing and historic character of the area, incorporating visually interesting features and design elements reflective of
the area's industrial history. These projects have also incorporate high standards of environmental
sustainability and have limited on site car parking supply to encourage sustainable transport. Tabled below is
a summary of recent/approved development surrounding the subject site and their interaction with the
streetscape.
Address Height Street wall height Proximity
61-65 Langridge Street
2-16 Northumberland Street
51 Langridge Street
71-77 Wellington Street
88 Cambridge Street
14 Langridge Street / 63 Cambridge
Street
61-71 Wellington Street / 37-29 Langridge
Street
42-44 Oxford Street, 61-63 Oxford Street
and 16 Langridge Street (refused)
27.75 metres
57.5 metres
40.5 metres
42 metres
32 metres
46.9 metres
64.7 metres
42.7 metres
15 metres
21 metres
21.8 metres
12 metres
12.3 metres
7.2 metres
20.4 metres
20 metres (opposite)
75 metres
35 metres
90 metres
250 metres
110 metres
90 metres
150 metres
14
GERTRUDE ST
LJIIUJfl JW PH Human
60-62 Longridge Si &2Z.6 Woterloo Rd
1+1 The map below shows the scale of surrounding building (in storeys) both constructed and approved developments, with their proximity to the subject site (noted in red).
Figure 11 - Mop showing surrounding development
15
Ur
Figure 12 - Approved development at 61-75 Langridge Street
Figure 13 - Recently completed development at 109 Wellington Street
16
1+1
Figure 14 - Approved mixed use development at 2-16 Northumberland Street
Figure 15 -71-77 Wellington Street - Currently under construction
17
1+1
Figure 16 -Approved development at 51 Langridge Street - opposing the subject site
Figure 17 - Former Yorkshire Brewery site at 1-21 Roberts Street
18
opment cu rrently ellington Stree t/ 37- 29 Longridge S
1+1 4.5 Site Interfaces
4.5.1 North
Abutting the site to the north is a 3.04 metre wide lane that is accessed via Mansard Lane. A row of two-storey
mixed use, terrace style commercial buildings are situated along the northern boundary of the easement, with
frontages to Waterloo Road.
Figure 19 - Lanewoy abutting the site to the north
20
1
;111'146401,1114,' 114
1+1 The block north of Waterloo Road comprises the Yorkshire brewery development which is, notably, the only site
to the east of Wellington Street which is zoned in a manner that permits residential development (Mixed Use
Zone).
Figure 20 - Aerial image of site
21
Figure 21 - Looking west down Waterloo Road (former Yorkshire brewery site to the right of the page)
22
1+1 4.5.2 East
Lot A interfaces with an at-grade car park to the east, which forms part of Lot B of 60-62 Langridge Street & 23-
45 Waterloo Road. This landholding demonstrates another strategic redevelopment site. Lot B is proposed to
be developed for a campus style commercial development that has been master planned in a manner that
integrates with Lot A. Of note is the plan for a new north south pedestrian link adjacent to Lot A.
Figure 22 - Interface between subject site and neighbouring car park.
Figure 23 - looking west towards the subject site from the abutting carpark
23
1+1 4.5.3 South
The site fronts Langridge Street to the south, with the street comprising one lane, one cycling lane and kerbside
parking in each direction. The southern side of Langridge Street is improved by a number of buildings ranging
from two and three storeys.
Figure 24 - Looking south from the subject site to 75 Langridge Street
Figure 25 - Looking south-east down Langridge street
24
Figure 26 - 54-56 Langridge Street
Figure 27 - Collingwood Corporate Centre - 40 metres west of the subject site
4.5.4 West
The subject site abuts 51+-56 Langridge Street to the west, a two storey office and warehouse building with a
roller door and crossover along the western boundary of the subject site. Abutting 51+-56 Langridge Street to the
west is the Collingwood Corporate Centre on the corner of Langridge and Wellington Streets (see Figure 25).
25