High Rise Apartments, Sydney, Australia

High rise

High-Rise was the first semester of 4th year and the Masters of Architecture ant the University of Newcastle.

Phase Breif

An established client has contacted you with the intention of acquiring your services. They currently own a valuable property in Circular Quay on a block bounded by Alfred, Pitt, Dalley and George Streets. The building that is currently on the site is a 1960scommercial office block that has a Floor Space Ratio of just over 10. While this is normal for buildings of this period, the rental returns are not what they could be and so the client wants to create a new building which has a higher FSR and, therefore, a better return. The building will be predominantly residential, with the integration of commercial and recreational activities .

The site is on the forefront of Circular Quay, on the historic shoreline of Sydney Harbour and connected to the major north-south arteries that connect the harbour with the CBD. It is in the immediate vicinity of a number of the most prestigious high-rise towers in Sydney, including Grosvenor Place, Australia Square and Cove Apartments (both by Harry Seidler), the AMP building by Peddle Thorp and Walker and the Governor Macquarie Tower by DCM. The site represents a prime opportunity in the CBD for a landmark building visible from all parts of the city and its approaches, including the Sydney Harbour Bridge, Sydney Opera House and the Rocks. The location offers generous views of the Harbour, as well as nearly 360o views of Sydney from the higher levels including west along the Parramatta River to the Blue Mountains, and east, across the Botanic Gardens to the eastern suburbs. The future development of Sydney could see the removal of the Cahill expressway, the closure of traffic to Alfred Street (between Pitt and George) and the extension of First Fleet Park to meet the competition site.

The area of the site is 2686 square metres and the FSR is 15.4 assuming the building meets the requirements for the concessions offered by the City of Sydney. The building that currently occupies the site was completed in 1967 by Peddle Thorp architects and was one of the first high-rise buildings in Sydney. While there are no heritage buildings on the site, the historic tank stream runs adjacent to the site and the building needs to respect this important historic landmark. There are also important historic buildings in the vicinity of the site and the historic site of the Rocks extends northwards along George Street. Proposals should consider both the natural, topographic and built heritage of Sydney and pay particular attention to streetscape, environmental impact and massing. The site is nestled within the complex and evolving cityscape of Sydney, and so, working within the new envelope, proposals should consider the way this building relates to the skyline, especially as it is viewed from the harbour or the Opera House. In the 1970s the City of Sydney actively sought to constrain the skyline of Sydney into definable clusters but by 2008 this objective had clearly been eroded. The proposal will impact heavily upon Grosvenor Place, which looms behind the site will have its views considerably impaired by any development at One Alfred Street. The effect on wind is also a consideration, not only on residential spaces in the tower, but along the George and Pitt St corridors that extend south into the CDB.

Site

There is a 3m fall east to west across the site. A 3 metre setback is required from the neighbouring Jacksons on George site above the height of 20 metres. There is an 8m setback on the Pitt and Alfred Street corner which needs to be adhered to. There is currently a pedestrian access from the south of the site which also functions as a loading and drop area for Jackson on George. This will need to be accommodated in any future work. As well as adhering to the volumes and densities prescribed in the Urban Design Study, the competition envelope should comply with the recommendations of the Sydney LEP 2005 in regard to City Central Zoning objectives; FSR; Car Parking; Building to the street alignment; street frontage heights, setbacks and street frontage activities. The following instruments and policy documents are applicable to the proposal. They are all available on Blackboard:

• Central Sydney Local Environment Plan 1996    

• Central Sydney Heritage Local Environment Plan 2000

• Draft Central Sydney Local Environment Plan 2002

• Central Sydney Development Control Plan 1996

• State Environment Planning Policy No. 65 (SEPP65)—Residential Flat Design Code

• Government Architects Office Urban Design Study: George Pitt Alfred Dally.

Design Objectives

As well as the overwriting criteria of creating an exciting, intelligent and original architectural proposal, the following objectives should be integral to your design:

• design excellence (in order that the proposal can receive the associated FSR rewards)

• environmentally sensitive approaches to the site and its long-term management
• suitable-scale massing that contributes positively to the Sydney skyline and the views of the harbour, Opera House and CBD

• reinforce the streetscape of Sydney and its well-defined network of public places.
• materials that are articulated in a creative and thoughtful way and are appropriate to Sydney and its built and topographic heritage
• dynamic and original public activities at ground level which activate the pedestrian edge and break down the tourist-oriented retail that characterises the surrounding pedestrian plane
• diversity of functions and dwelling types that is approporiate to contemporary urban life and advances the relationship between architecture and culture
• sensitivity to the unique historical and cultural character of Sydney and the opportunities it presents for architecture
• an awareness of global shifts in residential architecture and the theoretical and creative frameworks that promotes them.

Commercial Objectives

While this is a design project, and needs to engage social, cultural, architectural and political aspects of the built environment, it is important to consider the commercial objectives for the site and the client. The following client objectives should be considered as part of your argument and design process:

• predominantly residential
• NO retail on the site.
• an FSR of 15.4:1
• maximise views from the site
• maximise residential floor space above RL 19.5. This has a significantly higher commercial value as it is above the height of the Cahill expressway.
• maximise the Net Saleable Area (NSA) which is the sum of all saleable residential, retail and commercial spaces.
• provide sustainable social and cultural activities that might support and complement the residences above, such as cinemas, galleries, museums, libraries, nightclubs and social functions.
• avoid generic or touristic ground level activities
• you should be aiming to have between 350 and 400 residences on the site.

Concept

The site is located in Sydney, corner of George Street and Alfred Street in Circular Quay, behind the Cahill Expressway. The site posed several issues relating to density, surrounding buildings, natural light to Australia Square, views to harbour for design and existing buildings. The project consisted of a majority residential program with some mixed use facilities on the ground plane and up.

The concept that I took here was to have the storeys below the Cahill Expressway community based program as there was limited views of the harbour and residential above where there was un obstructed views of the harbour. The concept was highly community based with facilities including gyms, restaurants, bars, childcare and a butterfly farm at the top of the building. The form of the building was derived from the precedence of the turning torso (Santiago Calatrava), using the form of the human body.

Schematic 

View from across Sydney Harbour.

Ground Floor

Typical Apartment Level

Section of Community level.

North perspective

Developed

By this stage the form of the building twists as the building rises, the core on the southern elevation acts like the spin of a person, protruding out as the body twists around. Each four levels rotates allowing each level to have a slightly differing view of the harbour. All appartments in the tall tower have north views and in the small tower half have a internal city view. 

                                                                                                                                

View from Circular Quay

Apartment Section

North Plaza

South Plaza

    

Gallery

Gym

Kitchen / Dining

Lounge Room

Sky View