Jackson Clements Burrows

Architects LANGRIDGE ST OFFICES 60-88 Langridge Street S 23-45 Waterloo Road, Collingwood

Town Planning Submission

Urban Context Report

20 December 2018

2

PROJECT CONTENTS

Architects Statement 01

Urban Context

- Zonal Plan 02

- Transports Infrastructure 03

- Community Facilities 04

- Site Analysis 05

- Existing Conditions 06

- Land Survey Plan 07

- Future and current developments 08

- Local Character 09

Design Response

- Massing Concept Diagrams 1041

- Facade Features 12

- Design Features + Materiality 13

- ESD Initiatives 1/1

- Precedent Imagery - Facade Articulation 15

- Precedent Imagery - Materiality 16

- Visualisations 17-22

PROJECT

Langridge Street Offices

JOB NO

17-090

ADDRESS

60-88 Langridge St, Collingwood

23-45 Waterloo Rd, Collingwood

CLIENT

Peregrine Projects Pty Ltd

DATE

20.12.2018

REVISION

COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 9654 6227 jcba.com.au

60-88 LANGRIDGE STREET S 23-45 WATERLOO ROAD, COLLINGWOOD

ARCHITECT'S STATEMENT

01

The proposal located at 60-88 Langridge Street S 23-45 Waterloo Road, Collingwood is commercially zoned. It is recognized as an old commercial and industrial warehouse precinct which is growing increasingly with residential developments surrounding the site; particularly towards Smith Street to the west. The site is centrally located, bound by both Fitzroy (Smith and Gertrude Streets) and Abbotsford retail precincts.

Positioned on Langridge Street's northern side, the streetscape is characterized by a mix of medium scale commercial building types offering large, low-rise warehouse spaces. There are a number of planning applications and permits in the immediate precinct, some contemplating heights in excess of 10 storeys. Many of the larger land holdings along Langridge Street - and beyond - are likely to be redeveloped in the short to medium term, triggering a shift in the broader urban condition and presenting an opportunity for this proposal to set a benchmark in both urban and architectural design.

The current use of the site is mostly an open-air carpark with double-storey warehousing to the rear of the site with frontage to Waterloo Road beyond. In addition to the secure on-site parking, accessible from Langridge Street, there is provision of on-street parking adjacent Langridge Street and Rokeby Streets.

A 2.5m wide footpath runs adjacent to the Langridge Street (south) boundary. The site shares five common boundaries with properties to the east and west which has been considered in the design proposal by way of equitable setbacks and introduction of green spaces.

The site is well serviced by public transport along both Gertrude Street, Noddle Street and Victoria Parade. Options including tram routes 86 along Gertrude Street and Smith Street and route 109 or 12 along Victoria Parade. The site is also well serviced by allocated bike lanes and paths along the surrounding major roads.

This proposal signifies one of the first major new commercial developments in Collingwood between the active intersections of Smith Street and Hoddle Street. In consideration of the surrounding context, the proposal establishes a predominately four storey high datum of 18.4m to the street wall. The street wall is articulated further by varied materiality, height and rhythm of the colonnade, reducing the built presence on the corner block. The upper form of the building is set backfrom Lang ridge Street and the overall height of the building (32.8m) has been determined to mediate between neighbouring developments and avoid overshadowing the southern footpath of Langridge Street. Future development in the area are expected to be 8 - 10 storeys in addition to the recently constructed 17 storey Yorkshire Brewery by Hayball directly to the north of the site.

The proposal seeks to remove the existing warehouse and replace it with two restaurants and a Recreation Centre at street level, 8 levels of office floor space above and 2 levels of basement car-parking accessed from Rokeby Street. Outdoor terraces are also proposed to provide a high level of amenity to the offices and their occupants.

A rhythmic grid enwraps the facade of the building, articulated by three distinct colours that create a visual relationship between each building and their shifting forms. The edges of the facade are at times expressed and concealed, further blurring the appearance of levels and overall height of the building.

At street level, design consideration has been given to enhancing the footpath to Langridge Street and the pedestrian walkway that traverses the site. This has been enhanced by the introduction of an arcade to soften the threshold between the public space of the footpath and the tenancies along Langridge Street.

Further activation at street level is achieved along the Langridge Street frontage by a large atrium between the tenancies and a shared office lobby. The atrium and open staircase presents itself to the road to encourage occupants to utilise stairs.

The proposed building line has been set back 2-4 metres from the southern boundary to contribute to the open space of the suburb and improve visual connectivity through the site. A predominantly glazed restaurant tenancy is inserted along the street frontage, corner edge and pedestrian walkway to increase the permeability of the building and allow space to flow from outside to in, and inside to out. Moreover, landscaping and external lighting has been designed along the pedestrian walkway to encourage connectivity and pedestrian flow through the urban block. Pedestrians on the footpath are protected from the weather by the covered arcade.

The upper levels of the building are further setback from each boundary. The concrete colonnade projects from the glazing line and acts as a shade against solar gain. When the office is occupied in the evenings, the louvred atrium and office tenancies have the appearance of a lantern through the use of backlit illumination.

Multiple terraces provide areas adjacent tenancies that offer opportunity for outdoor working and breakout spaces. The proposal employs substantial ESD initiatives including cross flow ventilation, storm water retention and reuse, significant consideration of the facade treatment including operable louvres to manage solar gain and privacy and solar photovoltaics to generate green power. Extensive bicycle parking, accessed via a dedicated bike lift and quality end of trip facilities are also accommodated in the basement levels.

We believe this proposal delivers a commercial development benchmark for Collingwood and the ongoing evolution of the Langridge Street precinct. The building delivers a strong and sustainable architectural outcome that will engage with the surrounding context in a positive way. The enhancement of the public realm and pedestrian link through the site also delivers a positive urban design contribution which brings to life an otherwise nondescript industrial corner. As a comprehensive position this development proposal will assist to define the standard expected for a precinct with great potential as it undergoes a process of progressive change.

View of proposal from Langridge Street 'Tribe hotel envelope shown as per original scheme lodged with Council August 2018

COPYRIGHT Jackson Clements Burrows Pty Ltd Architects

One Harwood Place Melbourne Vic 3000

T +613 9654 6227

jcba.com.au

60-88 LANGRIDGE STREET & 23-45 WATERLOO ROAD, COLLINGWOOD

SUBJECT SITE

URBAN CONTEXT

ZONAL PLAN

02

60-88 LANGRIOGE STREET S 23-45 WATERLOO ROAD, COLLINGWOOG

MN =I Subject Site

PUZ3 - Public Use Zone - Health And Community

PPRZ - Public Park And Recreation Zone

1 RDZ1 - Road Zone

MUZ - Mixed Use Zone

C2Z - Commercial 2 Zone

C1Z - Commercial 1 Zone

NRZ1 - Neighbourhood Residential Zone - Schedule 1

COPYRIGHT Jackson Clements Burrows Pty Ltd Architects

One Harwood Place Melbourne Vic 3000

T +613 9654 6227

icba.com.au

URBAN CONTEXT 03

ALES ST,

WEBB ST

TRANSPORT + INFRASTRUCTURE

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NORTHUMBERLAND BLOOMBORG ST

GREENWOOD ST

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• • • • • • • • • • • •

At:Ii31Pnotogr rph

• • a • • •

• fit

60-88 LANGRIDGE STREET S 23-45 WATERLOO ROAD, COLLINGWOOD

Subject Site

Road network

Cycle Routes

Tram Line

Bus Route

Train Line Train Station Tram Stop Bus Stop

• • • • • • •

• • • • • • •

• • • • • • •

COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 9654 6227 jcba.com.au

• • • • • •

• • • • • CHARLES ST

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GIPPS ST

PEEL ST

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04 URBAN CONTEXT

COMMUNITY FACILITIES

.••••

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• • • • •

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3

SUBJECT SITE

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COLLINGWOOD ENGLISH

EPWORTH FREEMASONS HOSPITAL SLOPES PROJECTS LANGUAGE SCHOOL RESULTS BASED TRAINING

FITING FIT

BOXING CENTRE

THE JAPANESE

BATH HOUSE AUSTRALIA POST

COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000

COLLINGWOOD PUBLIC LIBRARY

60-88 LANGRIDGE STREET S 23-45 WATERLOO ROAD, COLLINGW000 BADEN POWELL HOTEL IN= =IN Subject Site

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Parkland

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BUNNINGS COLLINGWOOD

T +613 9654 6227 jcba.com.au

05 SITE ANALYSIS URBAN CONTEXT

MACED N RANGE

DANDENONG RANGES

60-88 LANGRIOGE STREET & 23-45 WATERLOO ROAD, COLLINGWOOD

Subject Site

Car Traffic Noise

Public Transport Noise

/ Activated Commercial Frontage

/ Opportunity to Extend Activated Commercial Frontage

COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 96514 6227 jcba.com.au

URBAN CONTEXT

EXISTING CONDITIONS

6

View along Langridge Street towards intersection with Rokeby St View along Langridge Street towards intersection with Wellington St

View at intersection of Rokeby St and Waterloo Rd

60-88 LANGRIDGE STREET S 23-45 WATERLOO ROAD, COLLINGW000

View along Waterloo Rd towards Rokeby St

COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 9654 6227 jcba.com.au

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COPYRIGHT

Jackson Clements Burrows Pty Ltd Architects

One Harwood Place Melbourne Vic 3000

T +613 96514 6227 jcba.com.au

--- N

URBAN CONTEXT FUTURE AND CURRENT DEVELOPMENT

08

GROCON 42-44 OXFORD ST PACE CENTRELAND PROPERTY TRIBE HOTEL 2-16 NORTHUMBERLAND ST 61-63 CAMBRIDGE 75 WELLINGTON 88 CAMBRIDGE ST 11 STOREYS

12 STOREYS 9 STOREYS 10 STOREYS

1 ♦ ! CBUS PACE DOMAIN HILL 93 WELLINGTON ST

I 61-71 WELLINGTON ST I 51 LANGRIDGE ST1 61-75 LANGRIDGE ST I 10 STOREYS I 14 STOREYS 10 STOREYS I 6 STOREYS I

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1-57 WELLINGTON ST

YORKSHIRE BREWERY 17 STOREYS

f 47 PEEL ST

10 STOREYS

SITE

PERMIT DENIED

PERMIT ACQUIRED

PERMIT PENDING

UNDER CONSTRUCTION

RECENTLY COMPLETE

*Tribe hotel envelope shown as per original scheme lodged with Council August 2018

COPYRIGHT Jackson Clements Burrows Pty Ltd Architects One Harwood Place Melbourne Vic 3000 T +613 9654 6227 jcba.com.au

60-88 LANGRIDGE STREET 23-45 WATERLOO ROAD, COLLINGWOOD