Eugene convesso concavo

BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

RMIT UNIVERSITY BUIL1005 BUILDING SYSTEMS INDIVIDUAL ASSIGNMENT

CONVESSO CONCAVO 8 WATERSIDE PLACE, DOCKLANDS STUDENT: LECTURER:

EUGENE THEN 3112239 DR GUILLERMO ARANDA-MENA

Eugene Then 3112239

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BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

Contents 1.0

Introduction ......................................................................................................................... 3

2.0

Site Investigation.................................................................................................................. 4

3.0

Zoning and Planning............................................................................................................. 8

3.1

Planning Zone ................................................................................................................... 8

3.2

Planning Overlays ............................................................................................................. 9

4.0

Stakeholders ...................................................................................................................... 11

5.0

Front House........................................................................................................................ 12

6.0

Back House ......................................................................................................................... 17

7.0

Design and Technology Innovation.................................................................................... 18

8.0

Fitness for Purpose and Future Proofing ........................................................................... 23

9.0

Comparable Buildings ........................................................................................................ 24

9.1

Dock 5 Apartments – 55 Victoria Harbour Promenade, Docklands............................... 24

9.2

Tower 5 – 90 Lorimer Street, Docklands ........................................................................ 25

10.0 References ......................................................................................................................... 26 11.0 Appendix ............................................................................................................................ 27 Appendix 1

Property Planning Report from the Land Channel .......................................... 27

Appendix 2

Schedule 2 to Docklands Zone......................................................................... 30

Appendix 3

Schedule 12 of Design and Development Overlay (DDO12) ........................... 35

Appendix 4

Schedule 50 of Design and Development Overlay (DDO50) ........................... 36

Appendix 5

Schedule 3 of Development Plan Overlay (DPO3)........................................... 39

Appendix 6

Convesso Concavo Renders ............................................................................. 41

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BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

1.0

Introduction

For the purpose of this assignment I have chosen the Convesso Concavo residential apartments in Victoria Harbour, Docklands. Victoria Harbour has the highest concentration of green buildings in Australia. The subject building is located off Bourke Street in Docklands on 8 Waterside Place. As of August 2012, Convesso completed construction and commenced the individual settlement process; Concavo is estimated for completion in 2014, subsequently being connecting to Convesso via a ‘sky bridge’. Convesso is the first luxury high rise residential tower in Australia to be rated four stars by the Green Building Council of Australia (GBCA).

Having worked in Victoria Harbour for the best part of three years I felt I could relate best to this part of Docklands in terms of their town planning, existing and future developments as well as the Lend Lease’s corporate objective to promote sustainability. Docklands in its entirety is managed by Places Victoria (successor to VicUrban) as the Victorian Government sole land development agency, the subsequently Victoria Harbour segment is assigned to Lend Lease, whilst Yarra’s Edge is to Mirvac and New Quay Harbourtown is to MAB respectively.

I have attached professional renders of Convesso Concavo apartments for your reference in Appendix 6

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BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

2.0

Site Investigation

As mentioned earlier, the subject building site is located on 8 Waterside Place, off the Bourke Street extension in Docklands. This site enjoys the northern aspect over Victoria Harbour right across to New Quay Harbourtown and beyond.

The southern boundary of Convesso is Bourke Street, where the Convesso cityside apartments overlook a vacant land currently used as car park managed my Carepark. Residents in the Concavo cityside apartments currently enjoy views over Yarra River, Port Melbourne and Port Philip Bay, but Lend Lease has future plans to develop this plot of land to two medium range apartment towers.

As observed in the Figure 1 below, the immediate western boundary is where Concavo will be built. On 15th December 2011, plans were unveiled for a three storey civic hub comprising the new Docklands Library and Community Centre to be built on the western boundary of Concavo.

The civic hub will be delivered by a joint partnership effort by Lend Lease, Places Victoria and City of Melbourne (ANAT 2012). Picture renders of the proposed civic hub developments are as shown in Figures 3 and 4.

The eastern boundary of Convesso is the superseded benchmark apartment from Lend Lease known as Dock 5 apartments. More in depth details of Dock 5 will be discussed as a comparable building in section 9.0 of the report.

In terms of transport and linkages, Tram no. 48 runs along Collins street connects through to the CBD all the way ending at North Balwyn. The City Circle Loop and Tram 70 runs along Harbour Esplanade, the intersecting street to Bourke and Collins Streets, and stops on Bourke Street providing access to CBD via Flinders and Latrobe Streets. Future developments from Yarra Trams include plans for extending the Collins Street route towards the end of the Victoria Harbour peninsula and subsequently crossing over to Lorimer Street and Port Melbourne.

Access to train services is available within 5 minutes walk via the Etihad Stadium concourse to Southern Cross station.

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BUIL1005 Building Systems

Convesso Concavo

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Figure 1

Extract from nearmap.com of Victoria Harbour in Docklands as of 8 th July 2012. Convesso is the property in the middle marked with a red border, Concavo will be built to the West of it.

(Source: Nearmap 2012)

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Figure 2

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Subject building site marked as “A� in the map, showing relativity in terms of distance to Spencer Street in CBD in approximately 1 kilometre.

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Figure 3

Picture render of proposed Docklands Civic Hub from the West, relative to the then completed Concavo tower (Source: ANAT 2012)

Figure 4

Picture render of proposed Docklands Civic Hub from the East, on the strip on Victoria Harbour Promenade separating the harbour and Concavo (Source: ANAT 2012)

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BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

3.0

Zoning and Planning

As observed in the Planning Property Report (Appendix 1) generated from The Land Channel (2012), the Convesso block occupies the address 2-14 Waterside Place whilst the Concavo block resides on 1-13 Waterside Place. For the purpose of this exercise I will focus on the Convesso as it is the one completed tower.

The lot and plan number for Convesso is Lot 1A Plan of Subdivision 615760. The land itself is has 237 individual parcels which also translates to the amount of individual apartment owners in Convesso.

The Victoria Harbour peninsula falls under the Planning Zone and Planning Overlay as below:

3.1

Planning Zone

Docklands Zone – Schedule 2 (DZ2), attached in Appendix 2 

This Planning Zone guideline sets out the regulations for use of land, permit requirement, subdivision, building and works and decision guidelines. This schedule is specifically directed at Victoria Harbour Docklands.



Effective within the Victoria Harbour Precinct, the purposes of this specific Docklands Zone are: o To provide for a range of commercial, residential, recreational, educational, technology, business and leisure uses within a mixed use environment. o To provide a promenade environment for urban art and waterfront events and festivals. o To provide a retail focus for Docklands that complements retailing in the Central City. o To encourage the refurbishment of existing wharves for commercial, institutional and public uses

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BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

3.2

Planning Overlays

Design and Development Overlay (DDOPT) - Schedule 12 (DDO12) and Schedule 50 (DDO50), attached in Appendix 3 & 4 

DDO12 contains design objectives related to Noise Attenuation to be adhered to, they are: o To ensure that new or refurbished developments for new residential and other noise sensitive uses constructed in the vicinity of the Docklands Major Sports and Recreation Facility include appropriate acoustic measures to attenuate noise levels, in particular music noise, audible within the building. o To ensure that land use and development in the vicinity of the Docklands Major Sports and Recreation Facility is compatible with the operation of a Major Sports and Recreation Facility.



Its specific requirements governing the objectives are that any new or refurbished development or conversion of existing building will take into consideration new residential or noise-sensitive uses and must: o Be designed and constructed to include noise attenuation measures. These measures must achieve a maximum noise level of 45 dB in habitable rooms with windows closed when music is emitted from the Major Sports and Recreation Facility in the Melbourne Docklands Area. o

Be fitted with ducted air conditioning if the new or refurbished development is within 400 metres of the centre point of the Docklands Major Sports and Recreation Facility.

o

Have external glazing and doors and the air conditioning or ventilation system in all new residential and other noise-sensitive use and development designed by a recognised acoustic consultant.

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

DDO50 states the decision guidelines of building and works, its design objectives are: o To provide vistas from the city edge to enhance the visual connection between the CBD and Victoria Harbour. o To ensure that vistas from the stadium concourse to the Bolte Bridge are recognised and protected. o To provide for a complementary mix of medium and high rise development within the Precinct. o To provide for continuous public access along the waterfront area adjoining the Yarra River and Victoria Harbour. o To ensure the conservation of the general form of Victoria Harbour. o To ensure development supports high levels of pedestrian amenity in relation to daylight, sky views, wind, sunlight, safety and visual interest.

Development Plan Overlay (DPO) - Schedule 3 (DPO3), attached in Appendix 5. 

This schedule governs any potential development plan for areas included in Victoria Harbour Precinct covering the land bounded by Yarra River to the South, Harbour Esplanade and Victoria Harbour Water body to the east.



The considerations whilst assessing a development plan are: o Purposes of the zone, overlays and any other relevant provisions of the planning scheme. o Views of the City of Melbourne. o Views of Places Melbourne (Formerly VicUrban). o Precinct views from the Yarra River and Victoria Harbour water body. o Pedestrian and vehicle movement network, both internal and external to the site. o Impact of overshadowing on the waterfront promenade and Yarra River. o Impact of proposed development on heritage places. o Treatment of the waterfront and public realm.

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4.0

Stakeholders

Developers & Builders – Lend Lease Lend Lease is a multinational property and infrastructure company headquartered in Sydney, Australia. In partnership with Place Victoria (formally VicUrban) and the City of Melbourne, Lend Lease is delivering Victoria Harbour as an integrated precinct, including housing and commercial buildings.

Vendors – Places Victoria & City of Melbourne As mentioned earlier, Places Victoria (formally VicUrban) is the sole land development agency appointed by the City of Melbourne. Places Victoria is responsible for the overall governance of the land development plans via enforcing the permits, requirements, development objectives and design objectives.

Architects – Bates Smart Architects Renowned Melbourne-based architects Bates Smart are responsible for some of Melbourne’s iconic residential designs such as Freshwater Place, Southbank; The Melburnian, Melbourne; and 150 Clarendon, East Melbourne. They were engaged by Lend Lease to be in charge of the Convesso Concavo design.

Individual Apartment Landlord & Vendors Majority of vendors are overseas based from Malaysia, China, Singapore and Indonesia.

Their role in this development is to fulfill the pre-sales quota for finance to be approved.

Financier – Commonwealth Bank Australia The designated bank financing the development of Convesso Concavo, CBA is engaged by Lend Lease. In our context, CBA will be in charge of analysing the financial viability of the development and providing the necessary financial backing.

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BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

5.0

Front House

Bates Smart (2012) architects explained that the design of Convesso Concavo was inspired by its strategic and unique location, essentially a peninsula in the heart of Docklands literally at the edge of the CBD. “The buildings are inspired by Bates Smart’s investigations of the patterns formed by water and waves, and the reflections from undulating waters of Victoria Harbour. A sinuous fluid line links the two towers with one gesture, while the form of podium recalls the movement of water against the wharf.” (Bates Smart 2012) The podium level is designed on be on the north marina facing side to address the generally relaxed north-facing waterfront promenade location. On the other hand the south side cityside apartments have the facade designed to integrate into the texture and grain of Bourke Street.

The towers, forming majority of the apartments allocation, are designed and located to maximise the breathtaking views from all apartments.

The Waterfront Promenade features north facing restaurants and cafes lined with shading trees and planters.

“The lively retail environment on all four facades animates the ground plane and links it back to the bustle of the CBD.” (Bates Smart 2012)

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Figure 6

Figure 5

the four different categories of apartments in Convesso (Source: Lendlease.com)

the locality of Convesso in relation to the harbour, Etihad Stadium and Melbourne CBD. (Source: Lendlease.com)

Figure 7

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planning/design principles of Convesso to take full advantage of the much sought-after northern aspect (Source: Lendlease.com)

BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

Figure 9

Figure 8

“Sustainable Movement System�, direct access to water promenade and cycle paths, amenities and tram access (Source: Lendlease.com)

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Diversity and choice in higher density living (Source: Lendlease.com)

BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

Figure 11

Figure 10

View from North or podium level apartments and tower

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The convessing nature of the podium level apartment facade can be seen clearly here.

BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

Figure 12

Figure 14 Eugene Then 3112239

Concierge/ front desk and building manager’s office behind

North facing common area garden Page 16 of 46

Figure 13

Waiting area for guests

Figure 15

Main entrance

BUIL1005 Building Systems

Convesso Concavo

Individual Assignment

6.0

Back House

The construction principles of the Convesso apartment, as confirmed with the Development Manager – Mr Greg Emerson, is as follows: 

Footings – Concrete driven piles o Due to the nature of Victoria Harbour being part of the reclaimed land, the concrete driven pile option was opted as opposed to driven or CFA types



Ground Slab – Conventional concrete slab



Level 1 to Level 32 Slabs – Conventional concrete slab



External walls – Precast panels



Façade – Glazed curtain wall system o The double glazed façade to the apartments play a crucial part in ensuring the desired aesthetics achieved, and serve its vital purpose to provide comfortable indoor conditions in terms of acoustic and temperature regulation.



Internal walls – Steel framed plasterboard walls and concrete pre-cast panels



Lifts – 1 for city side, 3 for tower, 1 for marina homes; travelling at the speed of 3m/s

Figure 16

Driven piles Diagram (Source: Dutch Foundation)

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7.0

Design and Technology Innovation

Lend Lease has long integrated sustainability in its culture since company inception 50 years ago, it was the first Australian property company to be included in the Dow Jones Sustainability Index in 2001 and has also been named by the Australian Ethical Investor Magazine as “Most Sustainable Company of the Decade” in 2010 (Fujitsu 2012).

Convesso Concavo development is the forefront of Lend Lease’s sustainability vision, its design has achieved a 4 Star Green Star – Multi Unit Residential PILOT rating. As mentioned earlier, Convesso is the first luxury high rise residential tower in Australia to receive a 4 Green Star environmental rating; in order words it represents Australian best practice.

According to Lend Lease, the five underlying principles to the design approach to sustainability in Convesso Concavo are: 1) Indoor environment quality  Operable windows located to maximise cross ventilation and natural light  Use of low of non-volatile organic compound (VOC) materials and low emission formaldehyde composite wood  Above BCA standards wall and ceiling insulations coupled with high performance double glazed systems ensure optimal noise reduction and acoustic privacy 2) Water recycling and usage  Water efficiency through efficient dishwashers, washing machines, tap ware and shower heads; minimum 4 star compliance to Australia Water Efficiency Label Scheme (WELS)  Rainwater tank (grey water) for landscape irrigation, topping up of swimming pool filtration system and outdoor maintenance cleaning.

3) Energy consumption and management  Design compliant to average 8 Star National House Energy Rating System rating, resulting in increased operational energy efficiency, reduced reliance on air conditioning and improved air quality  Achieved through high performance double glazing system (65% reduction in heating and cooling energy vs.BCA performance requirements)

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 Provision of master switch near apartment exit that deactivates all non-essential services  Energy efficient appliances provided with purchase of apartment 4) Building and operational performance  Target to achieve Australia’s most sustainable residential building during construction, upon completion and throughout operation  Individual smart meter to measure water and electricity consumption, providing real time information thus facilitating easier monitoring and adjustments  Separate waste and recycling bins provided in each kitchen and within the facilities  Recycled steel usage throughout structure decreasing embodied energy and overall materials used 5) Facilities and infrastructure  Walking distance access within the peninsula to full-line supermarket, post office, pharmacy, dry cleaner, restaurants, cafes and parklands.  Outdoor spaces within Convesso Concavo complex such as the shielded balconies, landscaped north-facing gardens designed to encourage outdoor usage throughout the year

Fujitsu’s (2012) description of the integrated C-Bus / Switch Automation System: “The Switch Automation platform continuously monitors energy and hot and cold water usage and then provides a simple to use In Home Display to provide real-time and historical usage and trend data. This provides residents with greater visibility of energy and resource consumption. Within the building, Video Intercom, security systems and data collection devices also share the same IP network which improves the flexibility and reliability whilst reducing the cost of the initial setup. Because the energy monitoring system uses a cloudbased infrastructure, additional modular functionality can also be added at a later date. This guarantees a system that is ready to meet the needs of evolving technological change.

Additionally, Lend Lease is able to track energy and water data use to aid research in how to improve future apartment designs and deliver more efficient performance from buildings.”

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Figure 9

Efficient design compliant to 8 Star National House Energy Rating System (Source: Lendlease.com)

Figure 10 C-Bus integrated system providing air-conditioning control throughout apartment

Figure 12 Figure 11

Real-time energy usages tracking via smart meter

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Usage pattern tracking, as plotted in graph

BUIL1005 Building Systems

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Figure 13

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Embedded Smart Metering network (Source: Lendlease.com)

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Figure 14

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Sheltered/Shielded nature of the balcony design provide a canopy from the windy conditions in Docklands (Source: Lendlease.com)

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8.0

Fitness for Purpose and Future Proofing

This project balances high quality and enduring design, efficient and practical use of space, the amenities of a five star hotel, and a strong presence in the surrounding city. Committed to the ideal of total design which responds to a wide spectrum of needs and challenges, the design embraces the opportunity to create a new sustainable residential precinct in Docklands.

Given its design objectives governed by Lend Lease and Places Victoria, the Convesso Concavo development can be said to have delivered its purpose of establishing an Australiawide benchmark sustainable luxury apartment complex. The factors are as discussed in Section 7.0, integrated facilities management console for efficient utilities usage; sustainable design coupled with efficient appliances reducing utilities usage, achieving first GBCA 4 Star Green Star in Victoria; integrated C-Bus / Switch Automation platform providing the framework for efficient management of utilities usage and the flexibility to be upgraded in the future due to its Australia-first cloud-based platform.

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9.0

Comparable Buildings

9.1

Dock 5 Apartments – 55 Victoria Harbour Promenade, Docklands

Figure 15

Figure 16

Dock 5 from Western Aspect

Dock 5 from North Eastern Aspect

Figure 17

Dock 5 from South Eastern Aspect

"Dock 5 is one of few residential towers that display an approach to design in detail which is both rich and thorough. It employs the usual podium, tower and cap, but with a complexity and finesse in all three dimensions that contrasts with the vertical extrusion more commonly employed for residential towers." Jury Citation, 2008 RAIA Victorian Architecture Awards (JWA 2012).

“Designed from the inside out, the tower finds its character by imagining the life within and views beyond. Unlike the office-tower approach to design that adopts a geometric formula and subjugates the building’s interiors, the shape and form of DOCK 5 results from unique responses to its location. The inflections of the eccentric floor plans are a product of planning for optimum views. A result of John Wardle’s reputation as a designer of award-winning single houses, this is the second residential tower to be constructed to the practice's design” (JWA 2012).

John Wardle Architects won the Best Overend Award for Multiple Housing at the 2008 RAIA Victorian Architecture Awards for Dock 5.

Dock 5 is the immediate East side neighbour for the Convesso Concavo apartments; it was previously the benchmark luxury apartment for Lend Lease in Victoria Harbour. In general, the apartments are approximately 25% larger in size (comparing to similar aspect and layout in Convesso) and enjoy similar views, however Dock 5 apartments do not come close to sustainability if compared to the Convesso Concavo apartments. Dock 5 apartments are designed on a more conventional ideal, but with higher quality fittings throughout, a such, coupled with the views and demographic of more affluent residents it commands a high asking price whether for rent or for sale. Compared to Convesso, Dock 5 vendors/landlords are up for higher building maintenance funds and utilities usage purely because of it being based on conventional ideals for an apartment.

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BUIL1005 Building Systems

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9.2

Tower 5 – 90 Lorimer Street, Docklands

Figure 18

Tower 5 from Southern Aspect

Figure 19

Tower 5 from North Western Aspect

Figure 20

Tower 5 from Northern Aspect

“The Yarra’s Edge development is located on the south bank of the Yarra River adjacent to the western edge of the CBD. The fifth residential tower of the development, it is comprised of 163 apartments riding 35 levels over a 5 level mixed use podium with a further 28 riverfront apartments. The tallest of the Yarra’s Edge towers, Tower 5 reverses the design expression of the preceding towers by creating a rectilinear tower above an organically formed podium representing the city grid and curving riverbank. The site occupies the important visual axis of Flinders Street, reinforcing the grid layout of the CBD and contributing in a positive manner to the skyline silhouette and the urban context. Tower 5 is a diamond shaped in plan with an inner form which is subtlety sculpted to reveal a bronze torso to the Flinders Street axis and culminates in a crown of bronze blades which conceal the rooftop plant. The podium form comprises of a sculptural skirt of tinted glass and anodized aluminum sheets which oscillate vertically to create a continuum of rhythm.” (Wood Marsh 2012) Tower 5 together with Dock 5 represents the two best apartments in Docklands prior to completion of Convesso, in terms of demographic and uptake of sustainability features it is similar to Dock 5, mostly occupied by more affluent residents and that the building incurs high expense in terms of utilities and maintenance fees.

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10.0 References Australian Network for Art and Technology (ANAT) 2012. “Docklands Library and Community Centre, Victoria Harbour” http://www.anat.org.au/wpcontent/uploads/2012/03/Docklands-Library-and-Community-Centre-and-Fact-Sheet.pdf Accessed 15th September Bates Smart 2012 “Convesso Concavo” http://www.batessmart.com.au/uploads//projects/04_residential/convesso_concavo/Conv esso_Concavo.pdf Accessed 15th September Dutch Foundation 2012 “ Driven Concrete Piles” http://www.dutchfoundation.com/driven.php Accessed 15th September Fujitsu 2012 “Sustainability Case Study on Lend Lease – Convesso Concavo” www.fujitsu.com/downloads/GBG/.../CS-Lendlease_en.pdf Accessed 15th September John Wardle Architects 2012 “Architecture Medal Win” http://www.johnwardle.com/news/default.htm?ArticleCategoryId=14&ArticleId=185&page No=2&Archived=0&AllArticles=0 Accessed 15th September Lend Lease 2012 “Victoria Harbour Projects” http://www.lendlease.com/Australia/Projects/Victoria-Harbour.aspx Accessed 15th September Nearmap 2012 “Search: Docklands Victoria Harbour” www.nearmap.com Accessed 15th September The Land Channel 2012. “Property Reports: Waterside Place Docklands” http://services.land.vic.gov.au/landchannel/jsp/reports/ReportsIntro.jsp Accessed 15th September Wood Marsh Architects (2012) “Yarra’s Edge” http://www.woodmarsh.com.au/projects/detail/yarras_edge/ Accessed 15th September

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11.0 Appendix Appendix 1 Property Planning Report from the Land Channel

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Appendix 2 Schedule 2 to Docklands Zone

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Appendix 3 Schedule 12 of Design and Development Overlay (DDO12)

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Appendix 4 Schedule 50 of Design and Development Overlay (DDO50)

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Appendix 5 Schedule 3 of Development Plan Overlay (DPO3)

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Appendix 6 Convesso Concavo Renders

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