Existing street scape...24-02-16 10:37:49 AM C:\My Documents\Autodesk\Revit\RAC2016\130305_SouthTerrace_Towers_A16_Central_melpht.rvt 130305 Checker Approver GREENBELT DEVELOPMENTS

$Page 1: Existing street scape...24-02-16 10:37:49 AM C:\My Documents\Autodesk\Revit\RAC2016\130305_SouthTerrace_Towers_A16_Central_melpht.rvt 130305 Checker Approver GREENBELT DEVELOPMENTS$
WOODSBAGOT.COM Page 18

The street scape is a diverse mix of heights and setbacks. On King William Street in the Capital City Zone Vue apartment building sits at 27 storeys. Adjecent to the subject site is a 12 story hotel and beyond Pulteney Street in the city living zone 15 and 14 storey residential developments have recently received development approval.

Existing street scape

SITE

01 02 03

262 SOUTH TERRACE15 STOREYS

SUBJECTSITE

01

02 03


VUE APARTMENTS27 STOREYS

CITY FRAME CITY LIVINGCAPITAL CITY ZONE

211-215 SOUTH TERRACE February 2016 Page 19

Sun paths have been assessed and offer favourable conditions for development of the site. Noise sources from the road and neighbouring school will need to be managed as part of the design build-ing façades. Key views to the north and south of the site are avail-able above 3 storeys.

Environmental analysis

9am

summer sun

winter sun

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noise from school

noise from south terrace

02 NOISE SOURCES01 SOLAR PATH

views to city

views to parklands

03 VIEWS

WOODSBAGOT.COM

04

DESIGNRESPONSE



Design response plan

The fine grain of built fabric within the Adelaide city grid has been used as a point of reference for the planning strategy of the site. The built form has been positioned to provide opportunities for connectivity within the site and beyond its boundaries. At an urban scale connectivity between the context of the site, the parklands and the city is seen as an important opportunity. A link is proposed through the site from South Terrace to Delhi Street connecting the southern parklands and the city fabric. This link is intended to be open to the public on a 24 hour basis.Primary loading and vehicle access to the site will be from Downer Place. Along Downer Place a foot path is proposed for pedestrian access.As there is currently no footpath along the southern side of Delhi street it is proposed that part of the site is used for a footpath which also connects into the proposed north south pedestrian link. This will increases the width of the street and sets a precedent that adjacent developments should adopt.

215 SOUTH TERRACESAGE HOTEL

12 STOREY BUILDING 226 SOUTH TERRACECHIFLEY ON STH TERRACE

5 STOREY BUILDING

EXI

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EXISTINGLANDSCAPE

TWO STOREY CARPARK

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SOUTH TERRACE

DELHI STREET

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TITLE BOUNDARY

EXISTINGCARPARK /SPORTSCOURT

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EXISTINGCARPARK

EXISTINGLANDSCAPE2 STOREY BUILDING

GILLES ST PRIMARY SCHOOL2 STOREY BUILDING

2 STOREY BUILDING

SINGLE STOREY DWELLINGSINGLE STOREY

DWELLINGCOMMERCIALSINGLE STOREY

BUILDING

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EXISTINGSPORT FIELD

ADELAIDE PARK LANDS

PEDESTRIANCROSSING

SINGLE STOREYDWELLING

2 STOREYDWELLING

SINGLE STOREYDWELLING

GILLES ST PRIMARY SCHOOL2 STOREY BUILDING

PULTENEY GRAMMAR2 STOREY BUILDING

2 STOREYBUILDING

DWELLING

PLAYGROUND

ONE WAY STREET

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2 STOREY BUILDING

1 STOREY BUILDING

ON STREET PARKING ZONE

EXISTING PARKING ZONE

ON STREET PARKING ZONEON STREET PARKING ZONE

ON STREET PARKING ZONEON STREET PARKING ZONE

ON STREET PARKING ZONEON STREET PARKING ZONE ON STREET PARKING ZONEON STREET PARKING ZONE

VERANDA

VEHICLE ENTRYVEHICLE ENTRY

DROP OFF

VEHICLE ENTRY

VEHICLE ENTRY

VEHICLE ENTRY

ACCESS GATE

2 STOREYBUILDING

LEVEL 4 ROOF DECK BELOW

LEVEL 3 ROOF DECK BELOW

PRIVATE COURTYARD BELOW

LEVEL 1 ROOF BELEOW

PLANT ROOF

NORTH TOWER ROOF

NEW FOOTPATH

ON STREET PARKING ZONE

EXIT

CROSS OVER CROSS OVERCROSS OVERCROSS OVER

PUBLIC COURTYARD BELOW

ST

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Contractor must verify all dimensions on site before commencing workor preparing shop drawings. Do not scale drawings.

Revision

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Notes & Legend

© Woods Bagot

TM

Recent revision history# Description DateStatus

Date generated

1 : 200C:\My Documents\Autodesk\Revit\RAC2016\130305_SouthTerrace_Towers_A16_Central_melpht.rvt24-02-16 10:37:49 AM

130305

Checker Approver

GREENBELT DEVELOPMENTS

211-215 SOUTH TERRACE,ADELAIDE

A-1002

SITE PLAN

PRIVATEPUBLIC

KEY POINTS01 Connectivity through site02 Vehicles isolated to Downer Place03 Active edge to South Terrace04 Improve amenity of Delhi street05 Landscaped communal space for residents06 Landscaped space for public

Carpark Access

Public Pedestrian Access

Bike Parking

Vehicle Access

Residential Entries

Loading Entries


Built form concept

The proposal is for a fine grain built form that is respectful of its context and aligns with the future vison for the built form of Adelaide. The proposal has been conceptually developed from its context with careful consideration of the sites relationship to the parklands and the fine grain of built fabric that surrounds the site. It is proposed that the development will maximise opportunities and provide access to quality amenity for current and future residents and all people who use the southern precinct along South Terrace.


Master plan strategy

Sou

th T

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Del

hi S

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2. INTERFACE

Responding to each street interface.

1. SITE

Existing 2 storey hotel to be demolished

SITE

3. PARKING

Proposed on-site parking of 3 Basements to prioritise the ground plane.

Del

hi S

tree

t

Sou

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A key objective of the site masterplan has been the design approach for the primary street interfaces of the site along South Terrace and Delhi street. This is to ensure that the site has active and scale appropriate street edges. To enable this objective it was necessary to free up the ground plain and locate car parking in 3 basement levels. This also provides ground level amenity for residents and the broader public. Further development of the street interfaces has been to determine an appropriate podium height for the development that relates to its imediate context. Connectivity through the site and how the site connects into existing movement networks were key considerations in the proposed pedestrian link through the site. It is proposedthat Downer place is primarly used for vehicle access.The placement of towers is closely connected to the sites context which is considerate of the neighbouring school grounds, placing the tower away from the school grounds, while also ensuring each building has a clearly defined address for the public and residents. The staggered tower placement also maximises amenity to natural light and views for residents within the building composition.

4 S

tore

ys3 S

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ys

4. STREETSCAPE

Proposed 4 storeys podium along South Terrace’s larger street wall interface. 3 storeys podium along Delhi Street responding to lower scale built form.


Master plan strategy

5. CITY GRID

Proposed built form separation and permeability to allow ex-tension of existing city grid connections throughout the site and providing for improved integration with the boarder city network.

8. VIEWS

Proposed tower alignment will allow maximum potential for natural amenity for its inhabitants in each tower and also provides acess to key views around the site.

6. TOWER ALIGNMENT

Proposed subdividing of podium/ tower mass into 2 small bespoke towers. Orientating each to the north and south of the site, will help reduce visual bulk along South Terrace and also positions the tower to the north away from the adjacent school.

7. TOWER HEIGHT

Maximum height of 18 storeys for south tower, with varied height of the northern tower of 15 storeys.

CIT

Y V

IEW

PAR

K V

IEW


Proposed built form

The setbacks and height are respectful of the future vision for the built form of Adelaide city. A zero set-back has been adopted to South Terrace to reinforce the street wall. Strategically the taller tower has been placed at South Terrace at 18 storeys. The second building has a reduced height of 15 storeys as part of the transition to the lower scale building to the north. A further transition to 3 stories has been adopted for the built form interface to Delhi Street. This smaller scale built form respects and engages with the exist-ing character of this street.

PENTHOUSE LEVEL

UPPER RISE LEVELS

MID RISE LEVELS

PODIUM LEVELS

RETAIL AND RESIDENTIAL AMENITIES

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SOUTH TERRACE DELHI STREET

18 STOREYS (58 METRES)

15 STOREYS (48 METRES)

16 METRES

6m Setback

3m setback

PARK CITY

4 STOREY PODIUM 3 STOREY PODIUM

SOUTH TOWER NORTH TOWERSITE SECTION - LOOKING EAST


03 VIEW OF SOUTH TERRACE FROM THE SOUTHERN PARKLANDS- LOOKING NORTH EAST

Proposed built form

02 VIEW OF SOUTH TERRACE FROM GLEN OSMOND ROAD - LOOKING NORTH WEST

In the broader context of South Terrace and the Adelaide CBD the built form is comfortably positioned within this context, in terms of its height and built form. The smaller tower footprint and the composition of two towers are key design elements that make the proposal a positive contribution to the sites urban and built context now and into the future.

PROPOSED 4 STOREYS EXISTING 2 STOREYS

EXISTING 5 STOREYS

01STREET WALL


27 STOREYS

PROPOSED 18 STOREYS

15 STOREYS

14 STOREYS


PROPOSED18 STOREYS


VUE APARTMENTS27 STOREYS

CITY FRAME CITY LIVINGCAPITAL CITY ZONE

01 02 03

Proposed street scape

The proposed development is scaled appropriately within the South Terrace street scape. The proposed 18 and 15 storey buildings sit comfortably within the built form height transition from the east towards the Capital City Zone at King William Street. The proposed height is in line with the vision for built form along South Terrace that establishes a strong street wall while also assisting to achieve a built form transition from lower scale buildings up to building of significant height in the Adelaide CBD.


Shadow analysis

SHADOW DIAGRAMS - 22ND JUNE

9AM

12PM

3PM

9AM

12PM

3PM

SHADOW DIAGRAMS - 23RD SEPTEMBER

9AM

12PM

3PM

SHADOW DIAGRAMS - 22ND DECEMBER


Design Principles SITE EDGE CONDITIONS

02 DELHI STREET BUILT CONTEXT

01 SOUTH TERRACE BUILT CONTEXT EXISTING PROPOSED

EXISTING PROPOSED

The site has a number of important edge conditions that have been given careful consideration to ensure the proposed development sits comfortably within its context and is respectful of its neighbours. Along South Terrace an active street edge is proposed that includes the main lobby entry and retail shopfronts to promote activity on street level. Also along South Terrace is the key pedestrian connection that will improve connectivity from the city to the Southern parklands.

01

02



03 DELHI STREET BUILT CONTEXT

04 DOWNER LANE BUILT CONTEXT

EXISTING

EXISTING

PROPOSED

PROPOSED

To the northern side of the site on Delhi Street the ar-chitecture is scaled appropriately to interface with the smaller scale residential and commercial buildings. The materials chosen will also be finer and softer in appearance given a more domestic feel to this part of the development. Along Delhi Street a setback zone with north facing gardens is provided that captures the character of the existing terrace house gardens along the street.Along the western boundary is Downer place which is a predominantly service oriented street which currently has no footpaths. It is proposed that a footpath is added for improved pedestrian access along the sites boundary.

04

03



Public realmThe connection between South Terrace and Delhi Street will be a publicly accessible walkway. The walkway will have a varied width to create a nonlinear experience. Considered landscaping will provide visual interest while and also places to sit and rest. This area acts as a zone which mediates between the park lands and the city that blends landscape with the built environment. An area between the north and south buildings will expand in to a larger space that the retail tenancies can trade onto. This along with the residential dwell-ing above will provide passive surveillance onto this link throughout all times of the day.

ARTISTS IMPRESSION

PUBLIC REALM

SOUTH TERRACE

DELHI STREET

GroundAHD 43500

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2 STOREY BUILDING IN BACKGROUND

AHD 82470

2 STOREY BUILDING IN

BACKGROUNDPROPOSED 3000 AFFLBOUNDARY WALL

EXISITNG MESH FENCE AND GATE TO EXISTING SCHOOL COURTYARD

PARAPET AHD 91200

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TM


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130305

AW PM



A-3206

PARTIAL NORTH ELEVATION

211-215 SOUTH TERRACE February 2016 Page 33Level B1

AHD 40500

GroundAHD 43500

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RoofAHD 99000

Level B2AHD 37700

Level B3AHD 34900

03 010409 02061

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CAR PARK

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SERVICES

STORE

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PLANT PLANT

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PARAPET AHD 91200

PARAPET AHD 55200

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AHD 101500

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PARKLANDS

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3m HIGH SCREEN WALLAT BOUNDARY, WITHHIGH PLANTERS.

EXISTING 6-12m HIGH TREELINE AT BOUNDARY.

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MT-03

PARAPET AHD 91200

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1700 HIGH SCREENINGTO PRIVATE TERRACES

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Date generated


130305

AW PM



A-3208

SOUTH TO NORTH SECTION

SECTION DETAIL - NORTH TO SOUTH

GroundAHD 43500

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2 STOREY BUILDING IN BACKGROUND

AHD 82470

2 STOREY BUILDING IN

BACKGROUNDPROPOSED 3000 AFFLBOUNDARY WALL

EXISITNG MESH FENCE AND GATE TO EXISTING SCHOOL COURTYARD

PARAPET AHD 91200

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Notes & Legend

© Woods Bagot

TM


Date generated


130305

AW PM



A-3206

PARTIAL NORTH ELEVATION

EAST

BOU

NDAR

Y OF

SCH

OOL

TITL

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SCHOOL GROUND

EXISTING HIGH TREES WITHIN SCHOOL TITLE


NORTH ELEVATION FROM SCHOOL GROUNDS

North BoundaryThe interface to the school has been considered in trems of both visual and acoustic screening. Building on the existing vegitation screens have been added to balconies at the lower levels up to 1700mm high to prevent overlooking of the school grounds.


Central courtyardProviding quality open space for residents is a key component of the proposed development. Residents will have private open space within their apartments and also large open spaces at ground level available to them. The open space will connect to the main lobbies of both buildings and also to the recreational areas that join them. This space between the buildings will provide a beautiful space for residents not only to walk through but also look out onto from their apartments.

COMMUNAL PRIVATE OPEN SPACE

SOUTH TERRACE

DELHI STREET

ARTISTS IMPRESSION

Design Principles RESIDENTIAL AMENITY