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WHY
TO CHALLENGE THE STATUS QUO!
Our new planning system has removed the mandatory building envelope…..so naturally we wanted to see how we could respond to this …. creatively!
& what better place to do it than on our home turf…..14 Lonsdale St!
WHAT
Create an intervention that addresses density through height, compact footprints and encompasses the three key principals of Community, Environment & Economy
HOW
BREAK THE ENVELOPE!
But with a smaller footprint
& utilise the new Planning Guidelines
CHALLENGE THE STATUS QUO
WHY WHAT HOW
Economy
Have you ever walked through Braddon and wondered why all the new buildings have this shape to them?
This shape you see is the result of mandatory planning rules. These rules define the height & setbacks creating the iconic ‘Braddon chamfer’. Ensuring the economic viability of project, developers and designers are forced to essentially follow this prescribed envelope to maximise space. You can imagine the building is effectively poured into this envelope. A byproduct of these restrictive height limits ensures the building footprint will cover nearly the whole site to be viable.
Environment
Our climate is changing and with that brings challenges that the built environment needs to consider. One of the biggest impacts climate will have to the urban realm is the ‘urban heat island’ effect, where large areas of built form increases the temperature at street level. How the built environment responds to this issue will drive how we use our urban spaces. Seeing smart densification in a positive way will be essential for our urban realms in the future.
Community
To create a place for public activation and gathering on, arguably one of Canberra’s busiest streets. Providing an opportunity to gather a wide range of uses into one location, enabling a diverse demographic to use and share.
CURRENT BUILDING ENVELOPE OUTCOME
SITE WITHOUT BUILDING ENVELOPE RESTRICTION
CONVENTIONAL RESPONSE
SITE COVERAGE: 81%
BUILDING AREA: 4499m2
OPEN SPACE: 235m2
POTENTIAL TO BREAK THE BUILDING ENVELOPE
POTENTIAL OF WHAT COULD BE...
POTENTIAL RESPONSE
SITE COVERAGE: 42%
BUILDING AREA: 6922m2
OPEN SPACE: 722m2
WHY WHAT HOW
THE CONCEPT
We’re proposing three circular forms with relatively small footprints on the site with varying heights. The increase in overall heights aren’t in excess of the magic City limits of RL617. The 3 slender forms are nestled within a greenspace which bleeds onto Lonsdale street, providing shade and amenity at the pedestrian level. Driveways and roads through the site are minimised & where they are required are made from a permeable finish.
The economic viability is achieved in two ways. Firstly by letting technology do its thing! The automated robotic parking structure is an innovate way to reduce the need for driveways, ramps and the ‘usual’ way we think about parking in an urban environment and Secondly, a compact hotel on arguably the most vibrant street in CBR!
The parking structure and hotel are an exercise in adaptive re-use! They have been designed to be highly adaptable for future uses ensuring the longevity of the built forms & reducing the carbon footprint of construction.
The third circular form is the Community focus! Although we love Haig park and its proximity to Lonsdale street we think a vertical public activation, consisting of an elevated park, function spaces, community facilities, and a roof top bar will further enhance an already vibrant street.
CURRENT HARD STREET EDGE ALONG LONSDALE STREET
POTENTIAL FOR SOFTER STREET EDGE ALONG LONSDALE STREET
POTENTIAL ADAPTIVE REUSE FOR AUTOMATED CARPARK BUILDING.
Building structure to allow for future adaption from carpark to apartment layout ensuring the longevity of the project
9am - Winter solstice
12pm - Winter solstice
3pm - Winter solstice
OVERSHADOWING
Amenity for neighbouring building is a key consideration with this type of proposal. Given the orientation of Lonsdale Street a concept such as the one proposed will see minimal impact on neighbouring buildings. The tall slender forms of the proposed concept also help to reduce the potential for overshadowing.
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14 LONSDALE
WAVES
ASSEMBLY
LONSDALE STREET
1 - WAVES
2 - DAWN
3 - DAWN
4 - ASSEMBLY
A NEW RESPONSE
WHY WHAT HOW
We have a brand new planning document and with that a new perspective and approach has been brought in.
The new planning system allows for a wider range of responses, not restricting built form to just one prescribed ‘rule’. With the new approach to planning in our city, we can push our built forms past the restrictive envelope & height limit.
What does this mean? It means our response can provide similar or more usable floor space contained within a smaller footprint if we’re smart about the verticality of our built forms. We now have an opportunity to create density, whilst enhancing amenity and public realm!
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