mvrc architectural design statement - …/media/mvrc/files/4plus-architectural... · mvrc...

MVRC ARCHITECTURAL DESIGN STATEMENT

11251 MOONEE VALLEY RACING CLUB MAY 2013



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

3 Urban Design Principles

4 Architectural Design Principles

5 Masterplan - Case Study A a. Site Plan b. Sun Study c. Massing Model

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

INTRODUCTION

The MVRC Architectural Design Statement has been pre-pared 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.



SITE ANALYSISSITE FEATURES

Wilson Street Wilson Street is currently used as a main vehicle thoroughfare with narrow footpath with negligible street planting. It is gener-ally 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 mov-ing traffic. Wilson Street has a mix of commercial, educational and residential uses.

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.

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 sub-stantial 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.

Dean StreetThe 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 pedes-trian movement and encourages fast moving traffic.

THOMAS STREET

KENNA STREET

COATS STREET

ALEXANDRA AVENUE

DEAN STREET

WILSON STREET

CAPU

LET

STRE

ET

FANN

Y ST

REET

JULI

ET S

TREE

T

CITY

LINK

EXISTING GRANDSTANDAND FACILITIES

PRIMARYSCHOOL

CARP

ARK

THOM

AS S

TREE

T

McP

HERS

ON S

TREE

T

NORTH

IMPERMEABLE EDGE [e.g HIGHWALL]

SEMI PERMEABLE EDGE [e.g HIGH FENCE + THICK PLANTING]

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

NORTH



THOMAS STREET

KENNA STREET

COATS STREET

ALEXANDRA AVENUE

DEAN STREET

CAPU

LET

STRE

ET

FANN

Y ST

REET

JULI

ET S

TREE

T

PRIMARYSCHOOL

CARP

ARK

CITY

LINK

THOMAS STREET

McP

HERS

ON S

TREE

T

WILSON STREET

NORTH

SITE ANALYSISBUILT FORM INTERFACES

Dean Street:Setbacks generally range between 2m - 6m

McPherson Street: Setbacks generally range between 0m - 5.7m

Thomas Street: Setbacks generally range between 0m - 6.4m

Wilson Street (West):Setbacks generally range between 0m - 5.3m

Wilson Street (East): Setbacks generally range between 1.4m - 7.9m








NORTH

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.








NORTH



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 4 - Western aspect of Dean Street View 5 - Eastern view up Dean Street

DEAN STREET

CARP

ARK

McP

HERS

ON S

TREE

T

1

2

4

ALEXANDRA AVENUE

3

5

KEY PLAN

View 3 - North view up McPherson Street








NORTH




Street Character of McPherson Street and Thomas Street

View 1 - Southern view of McPherson Street View 3 - Northern view up McPherson Street

View 2 - Eastern view towards Thomas Street

View 4 - North/Eastern view up Thomas Street

THOMAS STREET

KENNA STREET

COATS STREET

THOMAS STREET

McP

HERS

ON S

TREE

T

1

3

2 4

KEY PLAN








NORTH




Street Character of Wilson Street

View 1 - Eastern view of Wilson Street View 3 - Northern aspect up Juliet Street View 2 - View towards Western end of Wilson Street

View 4 - View towards Eastern end of Wilson Street

CAPU

LET

STRE

ET

FANN

Y ST

REET

JULI

ET S

TREE

T

PRIMARYSCHOOL

1

2

3

4TH

OMAS

STR

EET WILSON STREET

KEY PLAN








NORTH



SITE ANALYSIS SITE OPPORTUNITIES AND CONSTRAINTS

The following opportunities and constraints are based on the assumption that the racecourse is reconfigured to release sur-plus/underutilised land for redevelopment.

THOMAS STREET

KENNA STREET

COATS STREET

ALEXANDRA AVENUE

DEAN STREET

CAPU

LET

STRE

ET

FANN

Y ST

REET

JULI

ET S

TREE

T

A

B

C

D

F

PRIMARYSCHOOL

CARP

ARK

E

E

E

E

E

CITY

LINK

THOMAS STREET

McP

HERS

ON S

TREE

T

WILSON STREET

121

1

2

1

2

1 2

1 2

2 11

11

3

NORTH

A:

B:

C:

D:

E:

F:

OPPORTUNITY TO IMPROVE STREET THROUGHLANDSCAPING, ACTIVATION WITH BUILT FORM ANDPERMEABILITY INTO SETBACKS

OPPORTUNITY TO IMPROVE EAST WEST CYCLE CONNECTION,WITH IMPROVED VERGE AND LANDSCAPING

OPPORTUNITIES

CONSTRAINTS

OPPORTUNITY TO REINFORCE THE PROMINENT CORNER

OPPORTUNITY FOR TALLER/MORE INTENSE BUILT FORM

OPPORTUNITY FOR TALL BUILT FORM/OPPOSITE NON-RESIDENTIAL USES

OPPORTUNITY FOR TALL BUILT FORM DUE TOHORIZONTAL AND VERTICAL SEPERATION TOCITYLINK

EXTENSION OF EXISTING STREET NETWORK INTO SITE

OPPORTUNITY TO CREATE NEW ENTRY TO RACECOURSE STADIUMOPPORTUNITY FOR HIGHER BUILT FORM SETBACK FROM ESTABLISHED FABRICOPPORTUNITY TO IMPROVE NORTH/SOUTH CONNECTIONS

MAINTAIN EXISTING ACCESS TO SUNLIGHT ASMEASURED SEPTEMBER 22ND

ADDRESS EXISTING STREET/NEIGHBOURHOOD SCALE

NOISE ATTENUATION TREATMENT TO ANYPROPOSED DEVELOPMENT

3

2

1



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 encour-aged to promote a secondary circulation network of fine grain spaces/lanes. These could be either private or public spaces.

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 en-vironment, 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 surround-ing neighbourhood;• Support the creation of successful communities;

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.

McP

HER

SON

STR

EET



D - ‘Housing Diversity’

The creation of a vibrant community relies on a balance be-tween market driven accommodation types and a diversity of housing typologies. As a result there will be both a positive bal-ance between affordability, health and also the creation of a poly-cultural community (see below).

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 neighbour-hoods (see below).

MASTERPLAN PRINCIPLES



URBAN DESIGN PRINCIPLES

Overlaying the Masterplan Principles are a series of both com-mon and site specific urban design ‘rules’. These have been formulated to better inform the built form outcomes when test-ing the possibilities of the MVRC Masterplan.

A – High Built Form

Buildings with a street wall above 3 storeys should not cover more than 50% total site area (excluding full or partial base-ments) and should have openings in the street wall for visual permeability. (Figure 01).

For a 3 storey podium with tower option, the tower floor plate area should not exceed more than 50% of the total podium area. (Figure 02).

Figure 01 - Building with street walls above 3 Storeys should not cover more than 50% of the site

SITE BOUNDARY

Figure 04 - Separation between tower elements taller than 20 metres

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 me-tres should be at least 25m away from any other tower ele-ments taller that than 45 metres. (Figure 03).

To achieve the Separation, Tower elements taller than 20 me-tres should be at least 15m away from any other tower ele-ments taller that than 20 metres (Figure 04).

Figure 02 - Tower floor plate should not be more than50% of the podium area

TOWER

PODIUM

Figure 03 - Separation between tower elements taller than 45 meters



E -Visual Building Bulk

Building bulk should be designed to optimise visual permea-bility by providing access to outlook, minimise overlooking and promote architectural interest.

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, or2. The spacing between taller built form should increase, or3. The setback from the street edge should increase, or4. Any combination of reduced street wall height, setback from street edge or increased spacing betweeen taller built form (Figure 03).

URBAN DESIGN PRINCIPLES

C - Public Realm/Street Wall

The objective is to generate a strong urban street-scape with a minimum height of 3 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 3 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).

20m min

20m

min

Figure 02 - Building with street walls above 3 Storeys having internal semi-private open spaces

STREETRESERVE

STREETRESERVE

1

2

max 45º/1:1

45º/1:1

3-6

leve

ls

3

STREETRESERVE

STREETRESERVE

1

2

max 45º/1:1

45º/1:13-

6 le

vels

3

Figure 01 - Maximium Building heights adjacent to streets Figure 03 - taller building form street wall/ heightspacing/setbacks



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).

• External signage, plumbing, plant and ventilation must be in-tegrated with the building design.

• 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 condi-tions in the public realm. (Figure 03).

• 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 01

Figure 02 Figure 04

Figure 03




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 ensurevariation 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 vi-sion in.

ESD

• The building design should integrate environmentally sus-tainable principles considering solar orientation, materials and finishes, embodied energy and ongoing energy consumption;

• The building design should allow, where ever possible, pas-sive environmental control within the building.

Figure 02Figure 01




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 considera-tion for the vision of the overall development.

• Lighting must be adequate to ensure a safe and secure en-vironment;

• Baffled or directional lighting must be used to avoid unneces-sary 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.

•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

Example of Screening



MASTERPLAN CASE STUDIES

The Moonee Valley Racecourse Illustrative Master Plan pro-vides 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 high-light this potential.

Case Study A envisages a series of tower/podium develop-ments. 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 develop-ment 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 interchange-ability. There will be no one singular built form solution to the MVRC Masterplan, but rather a series of opportunities to ex-plore 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.



PROJECT JOB NUMBER DATE DRAWING

OVERALL SITE

NORTH SCALE

MOONEE VALLEY RACING CLUB 11251 22 APRIL 2013 SCALE 1:2500@A3 TOWER/PODIUMS AND COURTYARDS

DEAN ST

McN

AE

ST

STU

AR

T S

T

McP

HE

RS

ON

ST

McP

HE

RS

ON

ST

ALEXANDRA ST

COATS ST

KENNA ST

THOMAS ST

WILSON ST

WILSON STVICTORIA ST

JULI

ET

ST

JOH

NS

ON

ST

3m FUTURE ROAD RESERVE 3m FUTURE ROAD RESERVE

VICTORIA ST

JULI

ET

ST

EX

T.

ALEXANDRA ST EXT.

COATS ST EXT.

KENNA ST EXT.

EXISTINGGRANDSTAND

NE

W R

OA

D

KEY

STOREYS

PODIUM

BUILDINGPRECINCT

D

D

BB

AA

PARK

NEW GRANDSTAND

1612

12

6

12

3

3

3

3

3

3

3

14

20

25

46

9

3

8

3

6

NEW TRACK

5

32

3

3

1

6

12

3

3

3

14

1818

23

3

3

3

3

3 3

12

6

3

CC

E

E

G

G

K

K

H

H

MASTERPLAN - CASE STUDY ASITE PLAN








NORTH


11251 MOONEE VALLEY RACING CLUB MAY 2013PROJECT JOB NUMBER DATE DRAWING

Sun Study TP

NORTH SCALE

MOONEE VALLEY RACING CLUB 11251 22 APRIL 2013 SCALE 1:1000@A3TOWER/PODIUMS AND COURTYARDS

WEST PRECINCT - CASE STUDY ASUN STUDY

9am, September 22nd 12pm, September 22nd 3pm, September 22nd








NORTH



WEST PRECINCT - CASE STUDY AMASSING MODEL

Aerial View from South West Corner Aerial View from North West Corner



PROJECT JOB NUMBER DATE DRAWING

OVERALL SITE

NORTH SCALE

MOONEE VALLEY RACING CLUB 11251 12 MARCH 2013 SCALE 1:2500@A3#Keywords

DEAN ST

McN

AE

ST

STU

AR

T S

T

McP

HE

RS

ON

ST

McP

HE

RS

ON

ST

ALEXANDRA ST

COATS ST

KENNA ST

THOMAS ST

WILSON ST

WILSON STVICTORIA ST

JULI

ET

ST

JOH

NS

ON

ST

3m FUTURE ROAD RESERVE 3m FUTURE ROAD RESERVE

VICTORIA ST

JULI

ET

ST

EX

T.

ALEXANDRA ST EXT.

COATS ST EXT.

KENNA ST EXT.

EXISTINGGRANDSTAND

NE

W R

OA

D

JULI

ET

ST

EX

T.

KEY

STOREYS

PODIUM

BUILDINGPRECINCT

D

D

BB

AA

PARK

NEW GRANDSTAND

16

6

4

6

12

12

4

5

6

184

6

146

14

6

6

5

20

25

NEW TRACK

12

3

3

122

3 12

3

3

3

3

3

5

32

3

1

3

3

3

3

3 3

46

9

3

36

3

MM

F

F

G

G

K

K

H

H

3

6

8

DOUBLE HEIGHT RETAIL OPTION

MASTERPLAN - CASE STUDY BSITE PLAN








NORTH



Sun Study CY

NORTH SCALE

MOONEE VALLEY RACING CLUB 11251 12 MARCH 2013 SCALE 1:1000@A3#Keywords

WEST PRECINCT - CASE STUDY BSUN STUDY

9am, September 22nd 12pm, September 22nd 3pm, September 22nd








NORTH



WEST PRECINCT - CASE STUDY BMASSING MODEL

Aerial View from South West Corner Aerial View from North West Corner



Sun Study North

NORTH SCALE

MOONEE VALLEY RACING CLUB 11251 22 APRIL 2013 SCALE 1:1000@A3TOWER/PODIUMS AND COURTYARDS

KEY

3

KEY

3

KEY

3

NORTHERN PRECINCTS - CASE STUDYSUN STUDY

9am, September 22nd

12pm, September 22nd

3pm, September 22nd








NORTH



NORTHERN PRECINCTS - CASE STUDYMASSING MODEL

Aerial View from North East Corner Aerial View from Center North, looking to the East



SECTIONSEast/West

Section A-ATown Houses facing existing houses

Section B-BNew Low-Rise Buildings facing Existing apartment block

Section C-CTaller Building facing New Race Track-Case study A

Section D-DExisting Houses facing New Park with New Taller Building

Section M-MTaller Building facing New Race Track-Case study B



SECTIONS North/South

Section E-ENew Urban street with underpass to track-Case study A

Section G-GNew Urban street

Section F-FNew Urban street with underpass to track-Case study B

Section H-HNew Buildings adjacent to City-Link

Section K-KRetail edge on Dean Street

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