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

7.5M
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, South Melbourne

SUBJECT SITE
31-39 BUCKHURST ST

SUBJECT SITE
31-39 BUCKHURST ST

14

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.

T1
T
1

H
CK
BU
ST
UR

No

ET
RE
ST

1
et

Stre
et

Community Hubs
1. new school
2. 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, 31-39 Buckhurst
Street proposes to initiate the laneway by providing a 3.2m wide through
block link along the north eastern edge of the site. This gesture seeks
to better engage the public realm and promote pedestrian activity.
When future development occurs, the adjoining property can provide
an additional 3.2m contribution to the laneway, to create a 6.4m wide
laneway between the two sites.

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, P23

PROPERTY BOUNDARY

31 39 Buckhurst Street, South Melbourne

1 STOREY
SMALL
BUSINESS

2 STOREY
COMMERICIAL/
BUSINESS

15

Urban Context Analysis

Development Opportunities
Fishermans Bend Strategic Framework Compliance

6.4M
S

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TL

AN
E

RS
HU

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AN
TL
RS
HU
CK

AC

TA
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PL

AC

ET

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ST

BU

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AN
TL

AL

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CI

HU

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WA

ER

PL

GE

ET

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CK

NE

MM

OR

GE

ET

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BU

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GE

OR

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WA

GE

OR

AC

CO

NE

Y
WA

GE

PL

OS

LA

NE

/
RK
PA ES
R C
CA RVI
SE

7M

OP

ED

LA

OP

SH

7M

TA
TE

ET

OP

UR

RE

SH

BU

OS

ED

5.6M

H
CK

T
TS

CK

ET

MASSING

PR

UR

RE

OP

OS

BU

H
CK

T
TS

ACTIVATION OF GROUND PLANE

PR

OVERALL LANEWAY WIDTH OF 6.4M - HALF OF LANEWAY

PROPOSED WITHIN TITLE BOUNDARY & HALF PROPOSED AT
ADJACENT SITE 29 BUCKHURST STREET.

ET

OP

UR

RE

PR

BU

H
CK

T
TS

SETBACKS

BU

PROPOSED LANEWAY

Laneway Precedents

MCKILLOP STREET, MELBOURNE (6.4M)

31 39 Buckhurst Street, South Melbourne

HARDWARE LANE, MELBOURNE (6.6M)

16

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

Design Response
Precedent Images

CANADA HOTEL REDEVELOPMENT, CARLTON

(HAYBALL)

31 39 Buckhurst Street, South Melbourne

HOUSING IN NANTES (PATCHWORK SOLID/VOID FACADE)

COTE DOCKS VAUBAN - LE HAVRE, FRANCE (PHILLIPPE

DUBUS)

HOUSING, PARIS (HAMONIC + MASSON & ASSOCIES,

COMTE VOLLENWEIDER)

18

Design Response
Artists Impression

31 39 Buckhurst Street, South Melbourne

19

Design Response
Wind Response

The form and detail of the design has been inuenced signicantly 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.
This analysis has resulted in the following design responses:
- 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 specied balconies at north-west, north-east,

south-east and south-west edges
- Impermeable balustrades
high wind speeds

- Several balconies recessed into the building form where possible

- Full height inter-tenancy screens

windward face

FIG 1. DOWNDRAFTS DEVELOP HIGH SPEEDS

AT THE BASE OF BUILDINGS

FIG 2. THE SHAPE OF THE BUILDING FOOTPRINT

INFLUENCES THE STRENGTH OF VERTICAL FLOWS

- Planting

IMPERMEABLE FULL
HEIGHT SCREENING

BOUNDARY WALL
EXTENDED

FIG 3. PODIUMS HELP TO DEFLECT THE DOWNDRAFT

FLOW BEFORE IT REACHES GROUND LEVEL

FIG 4. DEFLECT WIND FLOW AT CORNER LOCATIONS

THROUGH LANDSCAPE OR ARCHITECTURAL FEATURES

IMPERMEABLE
BALUSTRADES
IMPERMEABLE FULL
HEIGHT SCREENING

CANOPY
Figure 20

FIG 5. BUILDING EXPOSURE / ORIENTATION

31 39 Buckhurst Street, South Melbourne

20

Design Response
Flood Management Response

The proposed development is required to respond to future ooding

risks.
A series of strategies have been considered that are designed to achieve
ood mitigation performance requirements whilst ensuring that the
raised ground oor does not impact negatively on the quality of the
public realm.
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 oor levels have been considered:

Land Use

AHD Height (m)

Habitable Residential

3.0

Commercial lobbies/Retail

2.4

Lifts/Services

3.0

Combined residential carparking entries

3.0

Transition zones (pedestrian and vechicular access)

2.0 to 3.0

Ground Floor Showing Flood Management And Level Change Response

Legend
AHD 2.0-3.0
AHD 2.4
AHD 3.0

NOT TO SCALE

31 39 Buckhurst Street, South Melbourne

21

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.
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 exible soho units supporting possible home business
congurations
Incorporate generous outdoor spaces suited to family occupancy
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The proposal responds to the challenge of designing for families with

children. This is particularly appropriate to the sites location near to a
proposed park and a proposed new school.
The development includes a number of compact apartments which can
be congured for 2-3 bedrooms. These apartments are designed to
promote affordability and exible internal congurations.

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31 39 Buckhurst Street, South Melbourne

22

Design Response
ESD Response

ESD Response
The Buckhurst Street proposal includes the following initiatives to
achieve moresustainable living within a high density urban project:
An overall conguration 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,
resprinkler testing and toilet will be incorporated
The use of a high performance thermal envelope including high
performanceglazing to achieve average 6 star energy ratings
Cyclist facilities for residents and visitors to promote the use of low
emissiontransportation which can also benet tness and enrich the
senseoflocal community.
Green areas will enhance biodiversity, 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. One apartment type has been
designed to allow conversion to universal access.
The project is seeking to benchmark its design performance in
accordance with the GBCA Green Star Multi-unit Residential V1 tool.
While it is not envisaged the project shall achieve a certied Green Star
rating in accordance with GBCA protocol, 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.
Podium elements that will support the projects benchmark design
include:
Outdoor dining
Seating
Sun and wind protected areas
Communal and individual productive gardens

31 39 Buckhurst Street, South Melbourne

23

Design Response
Material Schedule

CN01 - PRECAST CONCRETE WITH RECKLI

KERRY, TEXTURED FORMLINER, NATURAL
FINISH

CN02 - PRECAST CONCRETE

SMOOTH, NATURAL FINISH

CN03 - PRECAST CONCRETE

NAWKAW FINISH OR BLACK OXIDE INTEGRATED
COLOUR FINISH, CUSTOM COLOUR

BL01 - BALUSTRADE
SOLID PRECAST CONCRETE BASE (CN01 &
CN02) WITH GLASS UPSTAND (GL01)

CL01 - LIGHT WEIGHT METAL CLADDING

PANEL - CUSTOM COLOUR HIGH GLOSS
FINISH

MT01 - FRONT GLAZED ALUMINIUM WINDOW

SYSTEM POWDERCOATED OR ANODIZED TO
MATCH CL01

MT02 - REAR GLAZED STEEL FRAMED

WINDOWS, MICACEOUS OXIDE PAINT FINISH

GL01 - FRONT (FLUSH) GLAZED TYPICAL

APARTMENT
FACADE
GLAZING,
GREY
COLOUR

GL02 - REAR GLAZED SHOPFRONT GLAZING

AND FRAMELESS DOORS

SC01 - IMPERMEABLE
CUSTOM COLOUR

31 39 Buckhurst Street, South Melbourne

METAL

SCREEN,

ST01 - HIGH QUALITY SAWN BLUESTONE

CLADDING

24