MVRC ARCHITECTURAL DESIGN STATEMENT

Transcription

1 11251 MOONEE VALLEY RACING CLUB MAY 201

2 CONTENTS 0 Contents Introduction 1 Site Analysis a. Site Features b. Built form Interfaces c. Existing Streetscape d. Site Opportunities and Constraints 2 Masterplan Principles Urban Design Principles 4 Architectural Design Principles 5 Masterplan - Case Study A a. Site Plan b. Sun Study c. Massing Model INTRODUCTION The MVRC Architectural Design Statement has been prepared on behalf of Moonee Valley Racing Club to accompany the Moonee Valley Racecourse Master Plan. The role of this document is to establish architectural design principles for the MVRC site, and present two case studies on how the MVRC site could potentially be develop in the future consistent with the Master Plan and planning controls. The application of the Development Guidelines of the Moonee Valley Racecourse Master Plan, and the Principles of this report have the potential to generate a wide range of built form outcomes for the MVRC site. It is not intended that the Master plan provide a single built form solution or specific building massing outcome for the MVRC site. 6 Masterplan - Case Study B a. Site Plan b. Sun Study c. Massing Model 7 Masterplan - North Precinct a. Sun Study b. Massing Model 8 Sections MOONEE VALLEY RACING CLUB MAY 201

3 SITE ANALYSIS SITE FEATURES Wilson Street Wilson Street is currently used as a main vehicle thoroughfare with narrow footpath with negligible street planting. It is generally inactive on the south side with cyclone wire fence, shade cloth and very high blank rear of advertising hoardings. This discourages pedestrian movement and encourages fast moving traffic. Wilson Street has a mix of commercial, educational and residential uses. THOMAS STREET KENNA STREET THOMAS STREET CAPULET STREET FANNY STREET PRIMARY SCHOOL WILSON STREET JULIET STREET Thomas Street Thomas Street has residential houses activating the northern side with very few street trees. It has an inactive southern side dominated by fences and the solid wall of the legends building to the corner of Wilson Street and Thomas Street. COATS STREET McPHERSON STREET EXISTING GRANDSTAND AND FACILITIES CITYLINK McPherson Street McPherson Street is generally an inactive street, dominated by side fences. It only has two houses and a serviced apartment building addressing the street on the western side and substantial lengths of 1 storey walls and 2 storey buildings with no setback on the racecourse side. In addition, poor quality street trees feature on the southern end of the street. ALEXANDRA AVENUE CARPARK DEAN STREET Dean Street The northern side of Dean Street is characterised by a horse float car park, a blank inactive high brick wall and a cyclone wire fence with shade cloth. The south side features a variety of dwellings and is a busy street frontage that discourages pedestrian movement and encourages fast moving traffic. IMPERMEABLE EDGE SEMI PERMEABLE EDGE [e.g HIGHWALL] [e.g HIGH FENCE + THICK PLANTING] NORTH PERMEABLE EDGE [e.g LOW FENCE] VEHICULAR ENTRY TO THE SITE URBAN SCALE BUILDINGS ADDRESSING THE STREET 1-2 STOREY BUILDINGS ADDRESSING THE STREET NOISE IMPACT FROM CITYLINK MOONEE VALLEY RACING CLUB MAY 201 NORTH

4 SITE ANALYSIS BUILT FORM INTERFACES Dean Street: Setbacks generally range between 2m - 6m CAPULET STREET FANNY STREET PRIMARY SCHOOL WILSON STREET JULIET STREET McPherson Street: Setbacks generally range between 0m - 5.7m THOMAS STREET THOMAS STREET Thomas Street: Setbacks generally range between 0m - 6.4m KENNA STREET COATS STREET Wilson Street (West): Setbacks generally range between 0m - 5.m McPHERSON STREET CITYLINK ALEXANDRA AVENUE Wilson Street (East): Setbacks generally range between 1.4m - 7.9m CARPARK DEAN STREET IMPERMEABLE EDGE [e.g HIGHWALL] Western Interface (Thomas St,McPherson St and Dean St); Setbacks generally range from 0m and 6.4m with majority of those less than 4m Northern Interface (Wilson St andthomas St); Setbacks generally range from 1.4m to 8m with the smaller setbacks at the western end and larger setbacks to the east. SEMI PERMEABLE EDGE IMPERMEABLE EDGE PERMEABLE EDGE SEMI PERMEABLE EDGE VEHICULAR ENTRY TO THE SITE [e.g HIGHWALL] [e.g LOW FENCE] PERMEABLE EDGE [e.g LOW FENCE] URBAN SCALE BUILDINGS ADDRESSING THE STREET VEHICULAR ENTRY TO THE SITE 1-2 STOREY BUILDINGS ADDRESSING THE STREET [e.g HIGH FENCE + THICK PLANTING] [e.g HIGH FENCE + THICK PLANTING] NORTH URBAN SCALE BUILDINGS ADDRESSING THE STREET NOISE IMPACT FROM CITYLINK MOONEE VALLEY RACING CLUB MAY STOREY BUILDINGS ADDRESSING THE STREET

5 SITE ANALYSIS EXISTING STREETSCAPE Street Character of Dean Street View 1 - View looking west towards Alexandra Avenue View 2 - Corner of Dean Street and McNae Street View - North view up McPherson Street KEY PLAN McPHERSON STREET ALEXANDRA AVENUE 1 CARPARK DEAN STREET View 4 - Western aspect of Dean Street View 5 - Eastern view up Dean Street NORTH MOONEE VALLEY RACING CLUB MAY 201

6 SITE ANALYSIS EXISTING STREETSCAPE Street Character of McPherson Street and Thomas Street View 1 - Southern view of McPherson Street View 2 - Eastern view towards Thomas Street View - Northern view up McPherson Street KEY PLAN THOMAS STREET 1 2 THOMAS STREET 4 KENNA STREET McPHERSON STREET COATS STREET View 4 - North/Eastern view up Thomas Street NORTH MOONEE VALLEY RACING CLUB MAY 201

7 SITE ANALYSIS EXISTING STREETSCAPE Street Character of Wilson Street View 1 - Eastern view of Wilson Street View 2 - View towards Western end of Wilson Street View - Northern aspect up Juliet Street KEY PLAN 1 CAPULET STREET FANNY STREET PRIMARY SCHOOL JULIET STREET THOMAS STREET WILSON STREET 2 4 View 4 - View towards Eastern end of Wilson Street NORTH MOONEE VALLEY RACING CLUB MAY 201

8 SITE ANALYSIS SITE OPPORTUNITIES AND CONSTRAINTS The following opportunities and constraints are based on the assumption that the racecourse is reconfigured to release surplus/underutilised land for redevelopment. OPPORTUNITIES A: OPPORTUNITY TO REINFORCE THE PROMINENT CORNER THOMAS STREET 1 2 KENNA STREET 1 E 1 2 THOMAS STREET E CAPULET STREET 1 2 C FANNY STREET PRIMARY SCHOOL WILSON STREET JULIET STREET E D B: OPPORTUNITY FOR TALLER/MORE INTENSE BUILT FORM 2 C: D: E: OPPORTUNITY FOR TALL BUILT FORM/OPPOSITE NON-RESIDENTIAL USES OPPORTUNITY FOR TALL BUILT FORM DUE TO HORIZONTAL AND VERTICAL SEPERATION TO CITYLINK EXTENSION OF EXISTING STREET NETWORK INTO SITE COATS STREET ALEXANDRA AVENUE McPHERSON STREET E E B F CITYLINK F: OPPORTUNITY TO CREATE NEW ENTRY TO RACECOURSE STADIUM OPPORTUNITY FOR HIGHER BUILT FORM SETBACK FROM ESTABLISHED FABRIC OPPORTUNITY TO IMPROVE NORTH/SOUTH CONNECTIONS CARPARK A OPPORTUNITY TO IMPROVE STREET THROUGH LANDSCAPING, ACTIVATION WITH BUILT FORM AND PERMEABILITY INTO SETBACKS DEAN STREET OPPORTUNITY TO IMPROVE EAST WEST CYCLE CONNECTION, WITH IMPROVED VERGE AND LANDSCAPING 1 1 NORTH CONSTRAINTS 1 2 MAINTAIN EXISTING ACCESS TO SUNLIGHT AS MEASURED SEPTEMBER 22 ND ADDRESS EXISTING STREET/NEIGHBOURHOOD SCALE NOISE ATTENUATION TREATMENT TO ANY PROPOSED DEVELOPMENT MOONEE VALLEY RACING CLUB MAY 201

9 MASTERPLAN PRINCIPLES The Moonee Valley Masterplan will set a new benchmark for residential and mixed use development. Delivering these high standards will maximise quality of the living and working environment, to its residents, employees and visitors alike. The Architectural Design principles are developed by a desire to: Achieve architectural and environmental excellence; Achieve connectivity between sites and the existing surrounding neighbourhood; Support the creation of successful communities; A - Extension of Street Network By extending the existing road network through the site, the breakup of the site will give a more seamless experience through its integration to the surrounding neighbourhood. This will also reinforce both visual and physical connectivity through the site to the open space of the MVRC beyond. North/South breaks cutting across the site should be encouraged to promote a secondary circulation network of fine grain spaces/lanes. These could be either private or public spaces. B - Community Axis The creation of a vibrant community meeting space should be based on an axis linking parkland, community based facilities and the gateway entry to the MVRC grounds. McPHERSON STREET MOONEE VALLEY RACING CLUB MAY 201

10 MASTERPLAN PRINCIPLES C - Massing Diagram The Masterplan seeks to provide a sensitive integration with the existing surrounding neighbourhood with regards to scale and density of built form. The objective is to minimise the visual impact of the proposed higher built forms when seen from the surrounding neighbourhoods (see below). D - Housing Diversity The creation of a vibrant community relies on a balance between market driven accommodation types and a diversity of housing typologies. As a result there will be both a positive balance between affordability, health and also the creation of a poly-cultural community (see below) MOONEE VALLEY RACING CLUB MAY 201

11 URBAN DESIGN PRINCIPLES Overlaying the Masterplan Principles are a series of both common and site specific urban design rules. These have been formulated to better inform the built form outcomes when testing the possibilities of the MVRC Masterplan. A High Built Form Buildings with a street wall above storeys should not cover more than 50% total site area (excluding full or partial basements) and should have openings in the street wall for visual permeability. (Figure 01). For a storey podium with tower option, the tower floor plate area should not exceed more than 50% of the total podium area. (Figure 02). SITE BOUNDARY B- Space between Tall Built Form The objective is to provide visual separation between taller built forms. To achieve the Separation, Tower elements taller than 45 metres should be at least 25m away from any other tower elements taller that than 45 metres. (Figure 0). To achieve the Separation, Tower elements taller than 20 metres should be at least 15m away from any other tower elements taller that than 20 metres (Figure 04). Figure 01 - Building with street walls above Storeys should not cover more than 50% of the site Figure 0 - Separation between tower elements taller than 45 meters TOWER PODIUM Figure 02 - Tower floor plate should not be more than50% of the podium area Figure 04 - Separation between tower elements taller than 20 metres MOONEE VALLEY RACING CLUB MAY 201

12 URBAN DESIGN PRINCIPLES C - Public Realm/Street Wall The objective is to generate a strong urban street-scape with a minimum height of levels and a maximum height of 6 levels. of street edge. The street wall height should not exceed the streetscape width between opposing built forms(figure 01). For Street walls above storeys, there should be visual and physical permeability of the street wall to allow private access, and visual connection between the street and the internal semi-private open spaces. These semi-private open spaces should generaly have a mininium internal dimensions of 20m (Figure 02). D - Taller built forms/openings to the Sky The objective is to enable taller built forms above street wall deight, but with spacing between them to maintain an equitable open area to the sky. To achieve this, as the built form gets taller then; 1. The street wall height should reduce, or 2. The spacing between taller built form should increase, or. The setback from the street edge should increase, or 4. Any combination of reduced street wall height, setback from street edge or increased spacing betweeen taller built form (Figure 0). E -Visual Building Bulk Building bulk should be designed to optimise visual permeability by providing access to outlook, minimise overlooking and promote architectural interest. 45º/1:1 2 20m min -6 levels max 45º/1:1-6 levels 20m min max 45º/1:1 1 STREET RESERVE Figure 01 - Maximium Building heights adjacent to streets STREET RESERVE Figure 02 - Building with street walls above Storeys having internal semi-private open spaces STREET RESERVE Figure 0 - taller building form street wall/ heightspacing/setbacks MOONEE VALLEY RACING CLUB MAY 201

13 ARCHITECTURAL DESIGN PRINCIPLES Built Form Architecture should be contemporary, unique and high quality. All built form on a site must be of the same architectural merit and form a holistic design. Built form should enhance the legibility of the streetscape. Buildings must activate the street frontage(s) to create visual interest, interaction and provide surveillance to the public realm (Figure 01). Designs must have a clearly defined point of entry. Loading bays, car park entries and service areas should be screened and not located on prominent streets (Figure 02). Figure 01 External signage, plumbing, plant and ventilation must be integrated with the building design. Figure 0 Rooftops must be considered as a 5th elevation and designed in concert with the balance of the building design. Ensure building design does not create adverse wind conditions in the public realm. (Figure 0). Podium decks and courtyards must be landscaped to allow a reasonable use by residents (Figure 04). All plant including balcony mounted AC units must be screened. Figure 02 Figure MOONEE VALLEY RACING CLUB MAY 201

14 ARCHITECTURAL DESIGN PRINCIPLES Elements in Building Articulation Zone Fences, balustrades and gates must be integrated with the design of the building; Fences, balustrades and gates should generally be visually permeable and typically no more than 1.2m high (not including privacy screens); Ground floor terraces should be no more 1.2m above the finished ground level (Figure 01); Articulate facades by utilising a mix of materials and colours, projected and recessed building elements in order to ensure variation and visual interest in the built form. (Figure 02). Materials and Finishes All facades and materials used must be fully integrated into the building design, unless abutting an existing wall; Plant and Car park entries must be screened to prevent vision in. Figure 01 Figure 02 ESD The building design should integrate environmentally sustainable principles considering solar orientation, materials and finishes, embodied energy and ongoing energy consumption; The building design should allow, where ever possible, passive environmental control within the building MOONEE VALLEY RACING CLUB MAY 201

15 ARCHITECTURAL DESIGN PRINCIPLES External Lighting Providing a safe night time environment for residents, visitors and employees in the community, as well as an attractive and visually interesting Nightscape is a very important consideration for the vision of the overall development. Lighting must be adequate to ensure a safe and secure environment; Baffled or directional lighting must be used to avoid unnecessary light pollution; Energy efficient systems should be considered. All car parking and pedestrian routes should be lit; Building Signage Building Signage on buildings should be integrated into the built form and be compatible and supportive of the architectural design in scale, colour and style. Example of Screening Building Signage should be complimentary to any directional signage, considering fonts, colours and other related imagery for the site. Example of Lighting/Signage Example of Lighting MOONEE VALLEY RACING CLUB MAY 201

16 MASTERPLAN CASE STUDIES The Moonee Valley Racecourse Illustrative Master Plan provides a framework for the development of approximately 40 hectares of freehold land (including racing facilities). The application of the Master Plan Principles and the urban structure in this illustrative plan has the potential to generate a wide range of built forms and development envelopes. This is possible while maintaining a strict control on the quality and consistency of open space in the public realm. The following two case studies to the Western Precinct highlight this potential. Case Study A envisages a series of tower/podium developments. This typology has numerous benefits with regards to tall built form set back from streets; minimising down draft wind conditions and maximising efficient floor plates for development opportunities. Case Study B envisages a perimeter block development. This typology forms strong urban street walls, enables generous central landscape courtyards and a high level of visual and physical permeability. Both case studies have an element of overlay and interchangeability. There will be no one singular built form solution to the MVRC Masterplan, but rather a series of opportunities to explore building forms in a framework that places the public realm and the existing community first and foremost. Importantly, this analysis of both case studies identifies the need for building envelopes in the Masterplan to have flexibility to allow for both built form outcomes MOONEE VALLEY RACING CLUB MAY 201

17 MASTERPLAN - CASE STUDY A SITE PLAN A A KENNA ST KENNA ST EXT. COATS ST COATS ST EXT. ALEXANDRA ST ALEXANDRA ST EXT. McPHERSON ST McPHERSON ST DEAN ST THOMAS ST PARK D D E 6 B E B C 6 G G K m FUTURE ROAD RESERVE m FUTURE ROAD RESERVE NEW ROAD C 5 2 WILSON ST WILSON ST 1 KEY STOREYS BUILDING PRECINCT PODIUM EXISTING GRANDSTAND NEW GRANDSTAND 6 JULIET ST EXT. JULIET ST NEW TRACK VICTORIA ST JOHNSON ST 4 H 9 H McNAE ST K STUART ST NORTH MOONEE VALLEY RACING CLUB MAY 201

18 WEST PRECINCT - CASE STUDY A SUN STUDY 9am, September 22nd 12pm, September 22nd pm, September 22nd NORTH MOONEE VALLEY RACING CLUB MAY 201

19 WEST PRECINCT - CASE STUDY A MASSING MODEL Aerial View from South West Corner Aerial View from North West Corner MOONEE VALLEY RACING CLUB MAY 201

20 MASTERPLAN - CASE STUDY B SITE PLAN COATS ST COATS ST EXT. ALEXANDRA ST KENNA ST KENNA ST EXT. McPHERSON ST McPHERSON ST DEAN ST THOMAS ST A A 6 6 PARK 12 D F 20 D 4 5 B B G ALEXANDRA ST EXT. 12 G 2 12 K 6 25 F M m FUTURE ROAD RESERVE m FUTURE ROAD RESERVE NEW ROAD M 5 2 WILSON ST WILSON ST 1 KEY STOREYS BUILDING PRECINCT PODIUM EXISTING GRANDSTAND NEW GRANDSTAND 6 JULIET ST EXT. JULIET ST NEW TRACK VICTORIA ST JOHNSON ST 4 H 9 H McNAE ST K STUART ST NORTH DOUBLE HEIGHT RETAIL OPTION MOONEE VALLEY RACING CLUB MAY 201

21 WEST PRECINCT - CASE STUDY B SUN STUDY 9am, September 22nd 12pm, September 22nd pm, September 22nd NORTH MOONEE VALLEY RACING CLUB MAY 201

22 WEST PRECINCT - CASE STUDY B MASSING MODEL Aerial View from South West Corner Aerial View from North West Corner MOONEE VALLEY RACING CLUB MAY 201

23 NORTHERN PRECINCTS - CASE STUDY SUN STUDY 9am, September 22nd KEY 12pm, September 22nd KEY pm, September 22nd NORTH KEY MOONEE VALLEY RACING CLUB MAY 201

24 NORTHERN PRECINCTS - CASE STUDY MASSING MODEL Aerial View from North East Corner Aerial View from Center North, looking to the East MOONEE VALLEY RACING CLUB MAY 201

25 SECTIONS East/West Section A-A Town Houses facing existing houses Section B-B New Low-Rise Buildings facing Existing apartment block Section C-C Taller Building facing New Race Track-Case study A Section D-D Existing Houses facing New Park with New Taller Building Section M-M Taller Building facing New Race Track-Case study B MOONEE VALLEY RACING CLUB MAY 201

26 SECTIONS North/South Section E-E New Urban street with underpass to track-case study A Section F-F New Urban street with underpass to track-case study B Section G-G New Urban street Section H-H New Buildings adjacent to City-Link Section K-K Retail edge on Dean Street MOONEE VALLEY RACING CLUB MAY 201