Ratio

Ratio Consultants was engaged to assist with the development of an apartment and residential hotel development containing almost 400 apartments in 3 building forms ranging in height from 10 to19 storeys, in the north of the CBD.

Ratio worked closely with the architect - Hayball Pty Ltd; the architect achieved a contemporary design solution for the site, responding to the interface to the historically significant Queen Victoria Market.

The Challenge:

To maximise the development potential of the site, including:

• The maximisation of a development within the preferred height control limit of 30 metres;
• The provision of an appropriate response to the low-scale heritage precinct to the north and the design objectives of the Design and Development Overlay;
• The provision of the 'missing piece' of a pedestrian link from Franklin Street through to A'Beckett Street and the integration of vehicle access with the pedestrian link;
• The creation of an exemplary contemporary building solution that is respectful of its surrounds and which responds to the irregular shape of the allotment;
• Resolving traffic and access issues; and
• Achieving a timeley decision for the client and avoid VCAT.

The Approach:

Ratio and the consultant team undertook pre-application consultation with Melbourne City Council representatives from both the town planning and urban design units. The project team undertook a comprehensive review of the site and surrounding area, including a number of approved but not yet constructed developments to develop a proposal which responded appropriately to the policy, design and heritage constraints affecting this city location.

Whilst the Design and Development Overlay affecting the site had a discretionary height limit of 30 metres, the project team was able to achieve a building of approximately 56 metres in height by demonstrating that the proposal still met the design objectives of the relevant Design and Development Overlay. This was achieved by incorporating a lower built form towards the frontage of the site and a taller element to the rear away from the sensitive heritage interface.

The Result:

Council issued a favourable planning permit within 3½ months of lodgment, avoiding the need for a VCAT hearing.