223-231 johnston & 369 gore street fitzroy · australia. t. 61 3 9699 6688...

Issued

223-231 Johnston & 369 Gore Street FitzroyTown Planning Report

April 2020

Pace Development GroupPrepared for

SJB Architects

We create amazing places

Version: 03Prepared by: JT Checked by: BF

Contact Details:

SJB ArchitectsLevel 5, 18 Oliver LaneMelbourne VIC 3000Australia

T. 61 3 9699 [email protected]

SJB Architecture Pty Ltd ABN 68 065 207 490ACN 065 207 490

SJB is passionate about the possibilities of architecture, interiors, urban design and planning.

Let’s collaborate.

Contents

Page 5Project Scope

Page 9Urban Context Report

Page 24Design Response

Page 53Documentation4

3

2

1

4

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223-231 Johnston St, FitzroySJB Architects

5SJB Architects

1.1 Heading numbered

223-231 Johnston St, Fitzroy

Project ScopeProject Team // Architect’s Statement // Development Summary1


Project Scope

1.1 Project Team

Services Engineer: MacCormack

ESD & Waste Consultant: SD Consultants Heritage Consultant: Bryce Raworth

Architect: SJB ArchitectsDeveloper: Pace Development Group

Traffic Engineer: Traffix Group

Town Planning: Urbis

Landscape Architect: Jack Merlo

Structural Engineer: Rincovitch

SJB Architects


Project Scope

1.2 Architect’s Statement

The proposal for this prominent corner site located between the two retail and developmentally intensive Smith and Brunswick high streets, draws inspiration from it’s unique urban context and seeks to create both a sense of familiarity to what was but also provide a strong identity as an anchor of Gore and Johnston Streets.

The design references and builds upon the history of the immediate site and follows guidelines set out in the Design Development (DDO10 - Johnston Street Precinct) and Heritage Overlays (HO334) within which the land sits.

The development includes a diverse mix of apartment typologies and private/public amenities that will continue to encourage the high living quality of life in Fitzroy.

The podium facade maintains the consistent ‘facade-wall’ of two to three storey height of 19th and 20th century buildings along Johnston Street. The robustness of the podium provides an appropriate scale to the street level, whilst the existing openings and arches within the street-frontage create moments of interaction between the occupants and the public realm around the edges of the site, blurring the boundary of the public/private and giving back to the surrounding streetscape. Likewise, the main entry to the development on Gore Street, is a pocket of greenery and links the cafe to both the residents and public via the landscaped courtyard. Along Johnston Street, the full length of the facade is dedicated

to retail frontage in response to the DDO10 overlay guide to increase the amount of street oriented development in order to encourage vibrant street life and increased pedestrian activity.

From the entry courtyard, residents have been provided with a green and communal space to look into from their apartments, with the landscaped plaza designed to be active and welcoming with clear lines of sight and passive surveillance from apartments and communal facilities.

The ‘tower’ building is distinct in architectural form, utilising robust and consistent materiality while maintaining a connection to the historic significance surrounding the site through architectural details. The visual mass of the building above the podium is broken up by a thoughtful strategy of ornamentation, colour, texture and splitting the facade through placement of balconies. The towers are set back from the podium, allowing the podium to be the dominant pedestrian scale experience within the interfaces it has to the street network of Fitzroy.

The proposal envisages an engaging and vibrant community that intends to be a positive addition to the Fitzroy neighbourhood. Architecturally varied with attention paid to fine-grain articulation, active street edges and environmentally sustainable design principles, the design both responds playfully to its context and creates a new ‘anchor’ to activate this section of Johnston Street.


Project Scope

1.3 Development Summary

m² Site Area

No. Storeys

No. Apartment Units

m2

No.

m2

No.

NSA

Carparks

Commercial NLA

Bike Parks

2,437

10

113

10,042

159

680

134

9SJB Architects

1.1 Heading numbered

223-231 Johnston St, Fitzroy

Urban Context ReportSite & Context Analysis 2

10

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Urban Context Report

11 SJB

2.1 Introduction

Site Details

Area 2,437 sqm

Interfaces Johnston Street 38.31 m

Gore Street 73.94 m

Argyle Street 27.35 m

2.2 Site Description

This Urban Context Report has been prepared by SJB Architects, and presents an analysis of the urban context for 223-231 Johnston Street & 369 Gore Street in Fitzroy.

The Report discusses relevant contextual information, provides an analysis of the physical context, and culminates with an analysis of appropriate built form for the site to guide the architectural outcome.

The subject site is a rectalinear allotment aligned North to South. It is bounded by Argyle Street to the north, Gore Street to the east, and Johnston Street to the south.

Key site features include: location within a streetscape with maintained 2-3 storey

street-frontages of 19th and 20th century building facades;

vibrant street life and increased pedestrian activity due to an increasing amount of street oriented development;

location within a rapidly changing context of a commercial and mixed-use zone with surrounding built form of up to 10 storeys;

proximity to a variety of open spaces, public transport and retail offerings

ChapterOptional subhead

2 Optional chapter description

Site & Context Analysis



2.3 Metropolitan Context

500M400M300M200M100M

ALEXANDER PARADE

VICTORIA PARADE

HO

DD

LE S

TREE

T

EASTERN FREEWAY

86 T

RA

M R

OU

TE

11 T

RA

M R

OU

TE

HU

RS

TBR

IDG

E /

MER

ND

A L

INE

CARLTON GARDENS

MELBOURNE CBD

Melbourne CBD

Arterial Roads

Tram Line

Train Line

Parks

FITZROY GRADENS

SUBJECT SITE

Subject Site

1

500M



2.4 Site Context

RESIDENTIAL

INDUSTRIAL

FITZROY PRIMARY SCHOOL

ST. JOSEPH’S CATHOLIC PRIMARY

MELBOURNE POLYTECHNICWOOLWORTHS

INTE

NS

IVE

RET

AIL

AN

D H

OS

PIT

ALI

TY

INSTITUTE OF ADVANCED BUSINESS

STUDIES

COLLINGWOOD ARTS PRECINCT

COLES SUPER

MARKET

SUBJECT SITE

Community Assets

Main Roads

Tram Line

Bus Route (200 / 297)

Bike Paths

RESIDENTIAL

INTE

NS

IVE

RET

AIL

AN

D H

OS

PIT

ALI

TY

RESIDENTIAL

BR

UN

SW

ICK

STE

ET

11 T

RA

M R

OU

TE WEL

LIN

HTO

N S

TEET

JOHNSTON STREET

JOHNSTON STREET

SM

ITH

STE

ET

86 T

RA

M R

OU

TE

Subject Site



The subject site is located within the vibrant and eclectic inner city suburb of Fitzroy.

There is a diverse mix of housing, employment and recreational opportunity within the suburb and is well serviced by public transport, connecting it seamlessly with the adjacent CBD.

There is also high cultural and recreational amenity within the suburb including educational and arts facilities such as the soon to be completed Collingwood Arts Precinct further down Johnston Street from the site.

Architecturally, Fitzroy has an eclectic character, grain and scale of buildings. From the Victorian workers terraces to the more experimental apartment buildings that dot the neighborhood.

2.5 Fitzroy Attractions



The subject site consists of multiple buildings and fronts Johnston, Gore and Argyle Streets.

To the west the site is bound by neighbouring apartments and commercial buildings. A laneway separates the apartments and the site access via Argyle St.

On the corner of Argyle and Gore streets is the ‘individually significant’ former Argyle Shirt Factory. It is expected that the facade is retained.

Although not considered significant the adjacent warehouse facades along Gore street speak of the light industrial history and character of the area.

2

6

1

37

8

5

4

1

2

2.6 Site Views

Hertage Facade to be retained



3

4

5

6 6 8

2.7 Site Views



The surrounding streets are a mixture of new and old buildings, both residential and commercial.

Predominantly the character of the area is masonry construction with large steel windows common in the original warehouses of the inner suburbs.

Red brick warehouses, most of the former MacRobertson Factory complex dominate the area. Many of these have been converted into residences.

Shophouses dominate the high street of Johnston Street.

16

10

11

1213

14

9

10

2.8 Street Character

15

9



11

12

13

14 15 16

2.9 Street Character



2.10 Planning Zones and Overlays

C1Z - Commercial 1 Zone

DDO - Design and Development Overlay

RDZ1 - Road Zone

MUZ - Mixed Use Zone



2.11 Planning Overlays

EAO - Enviornmental Audit Overlay

HO - Heritage Overlay (Ho334)


Subject Site Under Construction Proposed / Endorsed Completed

JOHNSTON STREET

SMITH STREET

6377 George Street

6160 Argyle Street

10338 Gore Street

10223-231 Johnston Street

9365-379 Smith Street

2.12 Neighbourhood Massing


SMITH STREET

Subject Site Under Construction Proposed / Endorsed Completed

JOHNSTON STREET

SMITH STREET

6377 George Street

6160 Argyle Street

10338 Gore Street

10223-231 Johnston Street

9365-379 Smith Street

2.13 Neighbourhood Massing - With Proposed Massing to North

Potential Development Envelope

7371-385 Gore Street

24SJB Architects 223-231 Johnston St, Fitzroy

Design ResponseContext Analysis // Materiality // Design Opportunities3


Design Response

3.1 Subject Site

ARGYLE STREET

GORE STREET

SUBJECT SITE 2,437M2

+26.15

+27.80

2M FALL ACROSS SITE

JOHNSTON STREET

There is a significant fall across the site with the highest point

in the south-east corner falling approximately 2m or roughly 1

levels.

+28.30


Design Response

3.2 Existing Site and Context

The existing buildings are to be demolished retaining the facades of the

heritage building on the corner of Argyle and Gore Streets and the 2

warehouse facades to the south along Gorew Street.

EXISTING BUILDING TO BE DEMOLISHED

GORE STREET

JOHNSTON STREET


Design Response

3.3 Heritage Retention

HERITAGE FACADE TO BE RETAINED

The individually significant “Argyle St Shirt Factory’ facade is retained on the

corner of Gore and Argyle St.

GORE STREET

JOHNSTON STREET


Design Response

3.4 Access

GORE STREET

PEDETRIAN ENTRY

PODIUM

PODIUM

ENTRY

COURTYARD

AMPHITHEATHRE

The main entry to the building is through the retained warehouse facade on

Gore St leading you into an open air courtyard from which residents enter the

lobby and circulate through the building.

The commercial tenancies are accessed from Johnston Street while vehicles

access the basement carparking via the laneway off Argyle Street.

COMMUNAL OPEN SPACE

LOBBY

COMMUNAL CINEMA

COMMERCIAL

TENNANCY ENTRY

COMMERCIAL

TENNANCY ENTRY

LANEWAY VEHICLE AND

SERVICE ENTRY

GORE STREET

JOHNSTON STREET


Design Response

3.5 Building Circulation

NORTHERN TOWER

SOUTHERN TOWER

VERTICAL CIRCULATION

VERTICAL CIRCULATION

The main vertical circulation is through the lift core within the southern

building. From here both sides of the building can be accessed via an open

link. The stair within the southern building is open to the air to encourage its

use rather than rely solely on the lifts.

GORE STREET

JOHNSTON STREET


Design Response

3.6 Podium

4.5m

5

64

SETBACK TO HERITAGE FACADE

The podium consists of 3 distinct forms.

To the north the podium rises 5 levels and is setback 4.5m from the heritage

facade.

The corner of Johnston and Gore St rises to 6 levels to hold the corner

and respond to the scale of the 8 level street corner of the opposite ‘Lyric’

development.

The podium then transitions to 4 levels to the west along Johnston St to

respond to the neighbouring commercial building.

GORE STREET

JOHNSTON STREET


Design Response

3.7 Tower

7.0m

4.5m

12.6m

8.8m

4.0m

10 SETBACK FURTHER FROM HERITAGE FACADE. SETBACK ALSO REQUIRED TO PREVENT OVERSHADOWING TO ARGYLE ST FOOTPATH

SETBACK REQUIRED TO AVOID OVERSHADOWING JOHNSTON ST FOOTPATH

The tower portion of the building rises to a total of 10 Levels (inc Ground) and

has further setbacks to reduce overshadowing of the opposite footpaths on

Johnston and Gore Streets.

GORE STREET

JOHNSTON STREET


Design Response

3.8 Amenities

POOL

COMMUNAL LOUNGE / DINING

POOL DECK

BBQ AREABBQ AREA

POOL DECK

COMMUNAL TERRACE AREA

Extensive amenities are proposed for the setback on Level 6 and the rooftop.

These include BBQ, relaxation and recreation areas such as a Gym and Yoga

area, communal lounges and dining facilities and a pool that spans from the

northern to southern portions of the building.

GORE STREET

JOHNSTON STREET

GYM / YOGA DECK

Pool

Garden

Amenities

223-231 johnston & 369 gore street fitzroy · australia. t. 61 3 9699 6688...

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