11 minute read
Rowe Group
Natural Sophistication
Shopping Complex Redevelopment Enhances Karrinyup’s “Coastal Cool” Image
Advertisement
Karrinyup’s distinctively upmarket local context provided the key inspiration for a flagship commercial redevelopment project on the northern Perth coastline.
Originally built in 1973, Karrinyup Shopping Centre was expanded several times over the years to cover two floors and extend over a 13.6-hectare site, with 180 speciality stores.
THE TEAM
Phone: 9221 1991 www.rowegroup.com.au
Then, in November 2018, work began on what, at the time, was the largest commercial construction project in Perth, an ambitious plan to transform the centre into a pacesetting mixeduse development including retail, commercial, entertainment and dining uses, as well as providing residential living opportunities on site.
When the final stage of development was completed in October 2021, Karrinyup Shopping Centre had doubled in size and become home to 290 retail stores, incorporating an internal café terrace and a new external entertainment and dining area (including a large playground area for children). It also incorporates 94 high-end residential apartments at the eastern end of the development (due for completion in Q1 2023), with a further 270 new apartments approved for the western side of the site adjacent to the external dining precinct.
The $800 million project was developed by AMP Capital on behalf of owners Unisuper and completed with construction partner Multiplex, while Hames Sharley and Taylor Robinson Chaney Broderick were the lead architects, and Rowe Group prepared the project’s activity plan and development application.
Customised Experiences According to Ken Bownes, project design manager of joint venture design collective TRHS, the developers went to great lengths to research and define Karrinyup’s uniqueness, and the resulting design brief was based on a firm strategic commitment to create an exceptional and authentic destination, customised to suit the local market and delivering distinct experiences.
In line with that brief, TRHS drew inspiration from the local context, primarily the natural coastal area but also the bush and urban surroundings.
The architectural expression of organic forms and natural materials were informed and defined by several overarching themes (Sea+Sand, Blue Gold, Coastal, Bush and Urban/Suburban), notes Ken, while the layering of familiar textures and materials within the centre reflected an understanding and recognition of the local context.
Open volumes, access to daylight where possible and providing shelter from the elements where necessary were essential to providing a sense of openness and space – in harmony with Karrinyup’s “coastal cool” lifestyle. The shopping centre comprises various precincts with distinct characteristics but linked together by common design threads to present a unified and cohesive narrative.
The Loop (North fashion mall): a fusion of nature and organic architecture, featuring contemporary lines, natural materials and a sweeping skylight, and drawing inspiration from waveforms and boat hulls.
First floor Café Terrace: also highlighted by a coastal expression, with soft curved lines and a relaxed ambience created by a palette of natural materials and soft colours.
The Fresh Market: fresh food marketplace with a more urban and vibrant street market ambience in the layout of tenancies and kiosks, and highlighted by wave-form timber batten ceilings referencing boardwalks through the dunes.
The West Deck external dining and entertainment precinct: a new community heart of the centre, epitomising the “backyard” in classic beachside lifestyles – welcoming, relaxed and protected from the elements.
Managing Complex Multiple Projects The developers drew on Rowe Group and Proven Project Management’s extensive expertise in shopping centre redevelopment to prepare the activity centre structure plan and development application
Proven was then engaged to assist in the delivery of the redevelopment, acting as the project manager and superintendent for the project, and subsequently Multiplex was engaged as the project construction partner.
Proven’s collaborative approach enabled the project partners to work towards delivering a design outcome which met the project requirements and was delivered on time. Construction occurred in a live environment to maintain trade, while aiming to minimise disruption to existing customers.
“From a personal perspective,” says PPM senior project manager Chris West, “it has been gratifying to see the project through since its approval in 2015, navigating the various challenges of poor economic conditions, working around an existing retail site, overcoming supply and labour shortages, and then the impact of COVID. It is not often you get the opportunity to work on such large-scale projects through the whole cycle of the project. It has been a very rewarding experience.”
Adds fellow PPM senior project manager Ralph Senior, “Managing a site which doubled in size and now encompasses not only retail but also residential sites has showcased Proven's ability to manage multiple projects despite the complexity involved. It is worth noting that the Karrinyup project involved Hoyts, Aldi, Coles, Myer, David Jones, Big W, H&M, Uniqlo, Zara, Rebel Sports, Sephora and JB Hi Fi, among others. Karrinyup was interesting as it was multiple projects within a very large project.”
Other key elements of the expansion included a main street, with buildings lining both sides; a town square/piazza developed as an entertainment hub, with the first fixed animated permanent lighting projection system in Western Australia; and more than 4,800 car parking bays.
PERTH'S LEADING EARTHWORKS CONTRACTOR
CONSTRUCTION I CIVIL I RESIDENTIAL
Since inception in 1969, GMF Contractors have upheld a reputation as a leading Perth earthworks contractor. Indicative of the strength in our teams’ dedicated and knowledgeable approach, we have partaken in the construction of many of Perth’s landmark projects across the retail sector, large commercial developments and government infrastructure. GMF are proud to have a long history of successfully completed earthworks projects throughout Perth’s metropolitan area. We have recently expanded our operations into three key divisions within GMF Contractors: Construction, Civil and Residential. We would like to take this opportunity to congratulate Multiplex on The Karrinyup Shopping Centre project of which we are very proud to be associated with.
Tel: 08 9249 7333 306 Victoria Road, Malaga WA 6090 info@gmfcontractors.com.au www.gmfcontractors.com.au
The helix-shaped skylight that extends between The Loop and The Café Terrace is a highlight feature of the project. According to Multiplex project manager Matthew Hille, “It was built to suit the coastal-inspired mall design and is shaped to be reminiscent of rolling waves. The abstract curvature of the ceiling meant that innovative framing and substrate design techniques were required for the build.
“The timber panelling seen adjacent to the skylight was designed to represent old timber boats that would sail along Perth’s coastlines. These panels were installed utilising shiplap installation techniques that give it a unique aesthetic look.”
The project also made a significant contribution to the local community through commitments to improving public transport services and accessibility for pedestrians and cyclists. Specifically, this included upgrading all local roads around the centre, providing dual-use paths and landscaping to local road reserves, contributing to two new bus services to improve service frequency from the Mitchell Freeway rail station, redeveloping a new regional bus terminal on Karrinyup Road, and providing localised drainage for the council’s library and car park.
Ensuring Business Continuity and Minimal Disruption Among the main challenges, says Chris West, were interfacing with existing centre services to maintain business continuity while transferring to a new overall central services management hub, maintaining key retailers’ lease obligations and operations, and adapting the design to mitigate changes in leasing requirements due to the challenging retail environment.
There were also complicated issues involving COVID-19 logistics for overseas products, which were resolved by early procurement and local storage to mitigate time losses due to shipping delays.
To overcome labour shortages due to pandemic restrictions and the mining boom, construction methods were changed from block work to framed and gyprock walls (in the case of brickies), and there was early engagement with subcontractors to lock in future resourcing for leasing changes, plus an early commitment and
The Right Finish from the Start!!
Platinum Finishes is an award-winning WA based professional painting company with over 50 years of experience within commercial, residential, interior and exterior painting services and is fast becoming one of the most respected painting companies in WA.
We believe a positive first impression will create a lasting image with our clients – this is why Platinum Finishes is the industry leader in quality workmanship carried out by our enthusiastic and passionate team with strong ethical values, respect and appreciation for our clients, safety implementations, environmental awareness and our service priority with attention to detail.
We specialize in the completion of large painting projects with our skilled team of qualified tradesmen working on some of the most prestigious projects across WA including The Karrinyup Shopping Centre.
Telephone: 08 9414 1293 I Mobile: 0407 195 082 2/47 Biscayne Way Jandakot WA 6164 I Email: admin@platinumfinishes.com.au www.platinumfinishes.com.au
acceptance of costs to ensure adequate resources across the various trades.
To accommodate COVID-19 protocols, ongoing site cleaning was a priority and project teams were rotated to ensure 50 per cent at home 50 per cent on site.
Early procurement was also essential for the project due to tightened border restrictions caused by COVID-19. As Matthew Hille notes, “Many suppliers with long lead time items saw these durations extended even further than originally expected. To overcome this challenge all parties involved in the project had to look ahead of schedule and re-evaluate the timeline of works.” In addition, he says, strategies developed to ensure that the new building works did not disturb the day-to-day operations of the existing centre included breaking the project up into 17 separable portions.
“Redevelopment of such an old centre was a challenge due to the large amount of existing and live services. The original shopping centre was built in the 1970s and there was often very limited information still available. A great deal of investigation work was required to ensure operable and safe service continuity between new and existing buildings.”
As always, sustainability was core to the design and development. The project has been designed to a 4 Star Green Star rating and also a 4 Star NABERS rating with certification to occur over the next 12 months following building tuning. Low water use was paramount across the project, and PV solar panel future proofing was installed to facilitate a 2MW solar array at a later date.
As one of the first retail centres in Western Australia to target a 4-star Green Star certification, Karrinyup Shopping Centre made a
‘‘Quality doesn’t cost, it pays’’
Specialists in: Commercial • Industrial Domestic (Metal Deck & Tiles) • Documented Quality, OH&S and Environmental Policies and Procedures
Phone: (08) 9207 2822 Rhys Fode: 0412 772 799 Email: rhys@skywardroofplumbing.com.au www.skywardroofplumbing.com.au
significant impact towards reducing greenhouse gases, water and waste use throughout the construction.
Successful Culmination All issues were overcome to the satisfaction of all parties, including local residents affected by the works, and ultimately a successful working arrangement was developed with the local authority (City of Stirling).
The management team maintained a safety record that “significantly exceeds all national benchmarks”, completed the multi-storey car park on time without general impacts on access or customer car parking, and ensured trade was maintained to the benefit of existing tenants.
The initial aim for the designers and developers was to deliver a more contemporary and exciting version of Karrinyup’ commercial hub, and establish a standard-bearing shopping centre design as the heart of the community.
In the end, they resoundingly achieved that objective, developing and building a design that, by any measure, stands among the finest retail projects nationally. The project significantly boosted the Western Australian economy and created approximately 2,500 jobs during the construction phase.
“The project was able to achieve successful completion of all stages,” says Matthew Hille, “delivering them on time and schedule. This was due to a range of different parties, consultants and contractors that all played their own specific role in driving the construction. The long-lasting relationships that were built between all parties involved is considered one of the most valuable outcomes of the project.”
COMMERCIAL & DOMESTIC SOLID PLASTERING
INTERNAL & EXTERNAL
Turn your old brickwork into a new look with our External Coloured Textured Finishes Approved Dulux Applicators
We were proud to be part of The Karrinup Shopping Centre project by MULTIPLEX
Member of WA Solid Plastering Association Member of Master Builders Association 0419 907 117 9246 7171
PO Box 2300 Marmion 6020 Email: plasterwise@bigpond.com www.plasterwise.com.au
