Proposed Residential Development - … · provide an opinion in relation to internal daylight levels within habitable rooms in the proposed residential development at 26 ... Fact

PROPOSED RESIDENTIAL DEVELOPMENT

26-56 Queens Parade Fitzroy North

STATEMENT OF EVIDENCE

VCAT Reference No P2079/2016

INTERNAL DAYLIGHT

FOR

GURNER 26-56 QUEENS PARADE PTY LTD

21 August 2017

File 1091A

26-56 Queens Pde, Fitzroy North VCAT Witness Statement 21 August 2017

File:1091A 2 ©Ark Resources

CONTENTS 1. SCOPE ............................................................................................................................................. 4

2. SOURCES OF INFORMATION ......................................................................................................... 4

3. QUALIFICATIONS AND EXPERIENCE ............................................................................................ 4

4. RELEVANT POLICY CONSIDERATIONS ........................................................................................ 4

4.1. Yarra Planning Scheme Clause 22.17 – Environmentally Sustainable Development .......................... 4

4.2. Built Environment Sustainability Scorecard (BESS) ........................................................................... 5

5. INTERNAL DAYLIGHT LEVELS ....................................................................................................... 6

5.1. Methodology ..................................................................................................................................... 6

5.2. Key Assumptions............................................................................................................................... 7

6. DAYLIGHT SIMULATION RESULTS ................................................................................................ 9

6.1. Daylight Modelling Scope .................................................................................................................. 9

6.2. Daylight Factor Benchmark Results ................................................................................................... 9

6.3. Optimising Daylight Access ............................................................................................................... 9

7. CONCLUSION ................................................................................................................................ 10

APPENDIX 1: VCAT PRACTICE NOTE 2 ................................................................................................... 12

APPENDIX 2: CIRCULATED PLANS CONTOUR PLOTS ........................................................................... 14

APPENDIX 3: REVISED APARTMENT CONTOUR PLOTS ........................................................................ 17

APPENDIX 4: DAYLIGHT SENSOR PLOTS ............................................................................................... 20

APPENDIX 5: REVISED GROUND, LEVEL 1 & LEVEL 2 PLANS .............................................................. 36



Issue Date Prepared Approved Status

A1 20/03/17 JT JT VCAT

B 20/08/17 JT JT VCAT

1 Based on the Koichi Takada architectural scheme.

© Ark Resources 2017

The information contained in this document that has been produced by Ark Resources Pty Ltd is solely for the use of Ark Resources’ Client for the purpose for which it has been prepared and Ark Resources undertakes no duty to or accepts any responsibility to any third party who may rely upon this document.

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ARK RESOURCES PTY LTD ABN 29 086 461 369 Suite 8, 10 Northumberland Street South Melbourne VIC 3205 Australia

P: +61 3 9636 0280 W: www.arkresources.com.au E: [email protected]



1. Scope This Statement has been prepared in response to instructions from Planning & Property Partners Pty Ltd to provide an opinion in relation to internal daylight levels within habitable rooms in the proposed residential development at 26-56 Queens Parade, Fitzroy North.

2. Sources of Information In the course of undertaking this analysis, I have reviewed the following documents:

• Clause 22.17 Yarra Planning Scheme - Environmentally Sustainable Development

• Architectural drawing set issued by Cox Architects on 24 July 2017 and circulated to VCAT and all parties.

• Internal and external finishes schedule issued by Cox Architects.

• City of Yarra Sustainable Design Assessment in the Process (SDAPP) Fact Sheet, Indoor Environmental Quality.

• 19-21 Judd Street, Richmond, VCAT Decision, G3 Projects Pty Ltd v Yarra CC (Red Dot) [2016] VCAT 373 (9 March 2016)

• 14-16 The Esplanade St Kilda, VCAT Decision, Barana (St Kilda) Investments Pty Ltd v Port Phillip CC [2016] VCAT 1510 (6 September 2016).

• IEQ-4 Daylight Technical Criteria, Green Star Multi Unit Residential Technical Manual, Green Building Council Australia.

• Technical Guidance for Daylight, Sustainable Built Environment, 2010.

• Council delegate report dated 9 August 2017.

3. Qualifications and Experience My qualifications and experience are set out in Appendix 1.

4. Relevant Policy Considerations 4.1. Yarra Planning Scheme Clause 22.17 – Environmentally

Sustainable Development Several years ago, the City of Yarra developed a range of fact sheets as a guide to environmentally sustainable design issues for permit applicants. These are known as the Sustainable Design Assessment in

the Planning Process (SDAPP) Fact Sheets2. The SDAPP facts sheets include ‘best practice’ standards for individual sustainable design issues and these benchmarks currently form the basis upon which the City of Yarra assesses ESD performance outcomes for planning applications.

In order to formalise the process, the City of Yarra implemented an Environmentally Sustainable Design Policy (ESD Policy) into the planning scheme. The local policy is at Clause 22.17 of the Yarra Planning Scheme and is in in identical format to the local policies approved in late 2015 by the Minister for Planning for Banyule, Moreland, Port Phillip, Whitehorse and Yarra Councils, and the policy approved in late 2016 for the Monash Planning Scheme.

The ESD Policy nominates the following overarching objective in relation to environmentally sustainable development:

2 www.yarracity.vic.gov.au/DownloadDocument.ashx?DocumentID=6247*



The overarching objective of this policy is that development should achieve best practice

in environmentally sustainable development, including from the design stage through to

construction and operation.

The Policy also cites objectives in relation to the following sustainable design issues:

• Energy Performance

• Water Resources

• Indoor Environment Quality

• Stormwater Management

• Transport

• Waste Management

• Urban Ecology

Of particular relevance to the scope of my assessment, the Policy specifies the following objectives in relation to Indoor Environmental Quality:

• To achieve a healthy indoor environment quality for the wellbeing of building occupants, including the provision of fresh air intake, cross ventilation, natural daylight and appropriate levels of lighting.

• To achieve thermal comfort levels with minimised need for mechanical heating, ventilation and cooling.

• To reduce indoor air pollutants by use of materials with low toxic chemicals, minimal off-gassing and production of allergens.

• To reduce reliance on mechanical heating, ventilation, cooling and lighting systems.

• To use flexible internal controls for any mechanical systems.

• To minimise noise levels and noise transfer within and between buildings and associated external areas.

The ESD Policy does not mandate performance outcomes or standards in relation to overall performance or specific ESD issues however it does list a variety of ‘example tools’ for different development types which may be used for the purposes of assessing developments to demonstrate that the objectives of the Policy are met.

The ‘example tools’ for developments of 10 or more dwellings are BESS, Green Star, MUSIC and STORM.

4.2. Built Environment Sustainability Scorecard (BESS)

The Built Environment Sustainability Scorecard3 (BESS) is a sustainable design assessment framework which has been developed by the Council Alliance for a Sustainable Built Environment (CASBE). The BESS tool was released in 2015 with the objective of replacing the STEPS tool and the Sustainable Design Scorecard which were developed by Moreland and Port Phillip Councils and have been widely used for the past decade.

The BESS tool is nominated as a reference document in the ESD Policy and sets the following performance standards for daylight within residential developments:

• At least 80% of dwellings achieve a daylight factor greater than 1% to 90% of the floor area of each living area, including kitchens;

• At least 80% of dwellings achieve a daylight factor greater than 0.5% to 90% of the floor area in all bedrooms.

These daylight factor benchmarks are consistent with the ‘best practice’ standards set out in the Yarra SDAPP documentation which underpins the Council’s assessment of sustainable design outcomes.

3 www.bess.net.au



Furthermore, I note that these BESS benchmarks for daylight were adopted by the Tribunal in recent decisions4 in which internal daylight levels within apartments were a key issue. It is notable that BESS stipulates that only 80% of apartments are required to comply with the ‘best practice’ daylight factor threshold. I interpret this as an acknowledgement of the daylight constraints which affect the majority of infill apartment development sites due to factors including the existence of adjacent buildings, site geometry, views, outlook, orientation, built form planning controls and equitable development considerations. In my opinion, the 80% ‘best practice’ compliance requirement implies that whilst the majority of apartments should achieve the ‘best practice’ standard, it is reasonable to have a proportion of apartments which have ‘adequate’ (as opposed to best practice) levels of daylight. The 80% proportion nominated in BESS is arbitrary and, in my view, should therefore be considered as a guideline rather than a strict pass/fail criterion.

There is no guidance in the Council’s ESD Policy, BESS, or any reference documents to assist in defining an ‘adequate’ level of daylight within the proportion of bedrooms or living rooms which do not meet the ‘best practice’ benchmark (i.e. in cases where the threshold daylight factor is achieved for less than 90% of the floor area of the room). In my opinion, the key test of whether daylight levels are adequate should be directly related to the functions being performed within the space. In other words, if there is sufficient light within a proportion of the room to enable the usual activities to be undertaken during daylight hours, then the daylight levels within the room may, in my opinion, be regarded as satisfactory. I acknowledge that, at its core, this approach requires a subjective assessment but that the daylight modelling results which are an objective measure can be used as the basis for the analysis. I note that the Tribunal has endorsed this inherently qualitative approach in several recent decisions including G3 Projects Pty Ltd v Yarra CC.

On a related topic, the BESS daylight factor threshold of 1% for living/dining/kitchen areas does not differentiate between the different zones despite their very distinct functions. In my opinion, the emphasis should be on providing a high level of daylight to the living and dining zones and I accept that seeking to apply a daylight factor of 1% to 90% of the area of these zones is appropriate. However, due to the precise nature of tasks undertaken in kitchens, many of these activities will require high levels of illuminance which can only be provided with task lighting – particularly given that a significant proportion of meal preparation is not undertaken during daylight hours. For these reasons, I believe that daylight levels within kitchens in the range of 0.5% - 1% daylight factor are adequate, provided that effective (and energy efficient) task lighting is installed to provide the high levels of illuminance when required.

Finally, it is my firm view that although daylight is an important determinant of internal amenity, a holistic, balanced approach should be adopted which also considers other aspects of amenity including room size and layout, orientation and balcony depth/size. Care needs to be taken to avoid a narrow interpretation and strict adherence to the BESS daylight standards as this can readily lead to perverse outcomes such as, for example, narrow/unusable balconies or the inappropriate location of kitchens which could have an adverse effect on overall amenity. I do not support ‘technical fixes’ of this type and will apply this philosophy to my interpretation of daylight levels.

5. Internal Daylight Levels 5.1. Methodology Internal daylight levels have been estimated using the Radiance software which is widely used for lighting simulation and is acknowledged within the sustainable design industry as an accurate modelling tool.

The assessment of compliance with the daylight benchmarks set out above has been undertaken using the daylighting component of the IES Virtual Environment building simulation software which has a Radiance interface.

4 G3 Projects Pty Ltd v Yarra CC (Red Dot) [2016] VCAT 373 (9 March 2016), Barana (St Kilda) Investments Pty Ltd v Port Phillip CC [2016] VCAT 1510 (6 September 2016).



In the absence of any guidance within the BESS documentation, the daylight modelling has been carried out in accordance with the material schedule and the technical criteria set out in the Green Star tool which is referenced in the relevant BESS tool notes.

The daylight simulation is based on a ‘uniform sky’ model with a horizontal external illuminance of 10,000 lux which approximates the conditions on a dull overcast day in Melbourne. Because the design sky assumed is of uniform brightness, the results are independent of orientation and do not take into account the effects of directional sunlight which occurs in partially cloudy or sunny conditions. The results should therefore be considered to represent a ‘worst case’ scenario which will be exceeded 85% of the time during daylight hours.5

The daylight factor is the proportion of external illuminance at a given point within a room expressed as a percentage. In the 10,000 lux design sky model adopted for this analysis, the 1% and 0.5% daylight factor thresholds are equivalent to 100 lux and 50 lux respectively.

5.2. Key Assumptions

The following assumptions have been made for the visible light transmission of glazing and reflectance values assumed for building materials and internal finishes.

Glazing Type Glazing Tint Visible Light Transmittance (VLT)

Label Colour %

Exterior Glazing Clear 75 Table 1: Glazing Properties

The Ground floor glazing has been assumed to be full height to optimise daylight access to internal rooms.

Construction Element Surface Reflectance/Visible Light Transmittance Description

%

Floors 60 Light-coloured carpet & timber flooring

Internal Walls 70 White wall paint

Ceilings 80 White ceiling paint

Timber balustrades 40 Natural timber battens

Timber privacy screens 40 Natural timber battens Table 2: Materials & Finishes Properties

For the purposes of this daylight simulation, the adjacent buildings indicated on floor plans and 3-dimensional architectural model issued by Cox Architecture have been incorporated into the model.

Images of the 3-Dimensional model for the subject and adjoining sites are provided overleaf.

5 Green Star Technical Criteria IEQ-4: Daylight, Multi Unit Residential Tool.



Figure 1: 3D image of development on subject and adjoining sites (view from North East)

Figure 2: 3D image of development on subject and adjoining sites (View from South)



6. Daylight Simulation Results 6.1. Daylight Modelling Scope Daylight modelling has been undertaken for all bedrooms and open plan living/dining/kitchen areas of apartments on the ground floor, level 1 and level 2. I have not considered it necessary to undertake daylight modelling of the upper level apartments as these have far greater access to daylight due to the smaller tower floor plates and, in my opinion, will receive sufficient daylight to meet the Council’s best practice benchmark.

I note that the Council’s ESD advisor has only raised concerns in relation to daylight access of a selection of dwellings on the ground floor and level 1.6

Daylight contour plots of the ground floor, level 1 and level 2 which show the distribution of daylight within habitable rooms of all apartments are attached in Appendix 2. These plots also indicate the rooms which do not meet best practice - the percentage of the floor area over the daylight threshold is indicated by a number in each room which fails to meet the 90% best practice target. All other rooms (i.e. those without numbers) meet the best practice standard.

6.2. Daylight Factor Benchmark Results The results of the daylight modelling of the ground floor, level 1 and level 2 VCAT circulated plans (dated 24 July 2017) demonstrate that:

• 81% (113 of 139) of the living/dining/kitchen areas modelled exceed the 1% daylight factor and therefore meet the best practice benchmark;

• 98% (226 of 230) of the bedrooms modelled exceed the 0.5% daylight factor and therefore meet the best practice benchmark.

On a whole of development basis, and based on the assumptions outlined:

• 91% (269 of 295) of living/dining/kitchen areas exceed the 1% daylight factor;

• 99.3% (557 of 561) of bedrooms exceed the 0.5% daylight factor.

The scheme circulated for the purposes of the VCAT hearing is predicted to significantly exceed the BESS daylight standard for both living/ dining/kitchen areas and bedrooms as this only requires 80% of rooms of each type to achieve the best practice standard.

6.3. Optimising Daylight Access The modelling has identified a total of 30 rooms, comprising 4 bedrooms and 26 living rooms, which do not meet best practice. An analysis of these rooms indicates that:

• 14 of the 26 living/dining/kitchen areas exceed the 1% daylight factor threshold over more than 70% of the floor area;

• The remaining 12 living/dining/kitchen areas exceed the 1% daylight factor threshold for typically 40-60% of the floor area and, in my opinion, would benefit from improved access to daylight;

• 3 of the 4 bedrooms are only marginally below the best practice standard, with testing showing that 88% and 89% of the respective floor areas exceed the 0.5% daylight factor threshold;

• The remaining one bedroom has 63% of the floor area over the 0.5% daylight factor threshold

Despite the fact that a very high proportion of rooms in the development exceed the best practice standard, indeed that the overall proposal is BESS compliant, I believe that changes should be made to the layouts of a number of the modelled apartments within the proposed building footprint to optimise daylight access. I have therefore recommended amendments to a number of apartment layouts to achieve that objective.

6 See Delegate Report paragraph 257.



The revised layouts for these apartments are shown on the amended floor plans prepared by Cox Architecture on 17 August 2017 and are attached as Appendix 5.

Daylight simulation has been undertaken of these revised layouts, and the contour plots for all three levels showing the results for each room, are attached in Appendix 3.

These results confirm that, if these revisions are all adopted:

• all 4 of the bedrooms will exceed the 0.5% daylight factor for living/kitchens and therefore 100% of the bedrooms in the development will achieve the best practice benchmark;

• an additional 10 living/dining/kitchen areas meet the best practice standard which brings the total to 94.6% (279 of 295) of all apartments in the development;

• Only 16 (5.4%) of living/dining/kitchen areas do not meet the best practice standard

In order to accurately determine the distribution of daylight within each of the living rooms which do not under this analysis comply with the best practice standard (16 of 295), I have prepared detailed threshold plots which show the area of the room which exceeds the 1% daylight factor and also the illuminance levels at multiple points distributed throughout the respective rooms. Images of these plots are also provided in Appendix 4.

I have reviewed these plots in detail and note that, in all cases, the illuminance levels in the specific living and dining areas exceed 1% daylight factor and are significantly higher than this for a large proportion of the respective rooms.

The daylight levels within kitchen zones are more variable, however in most cases a portion of the working surface within each kitchen exceeds 100 lux. Given this daylight simulation model is a ‘worst case’ model, these daylight levels will, in reality, be exceeded for 85% of daylight hours due to the variation in sky conditions which occurs throughout the year and, in my opinion, the light levels experienced within these kitchens will enable residents to perform the majority of simple kitchen activities without artificial light during daylight hours.

There are however 3 apartments (C10106, C20107, C20103) in which the results indicate that although the daylight levels in living and dining areas exceed the 100 lux threshold, the illuminance in the kitchen zone remains below 100 lux despite the revisions to the layouts (refer to Appendix 5). This is due to the geometry of the rooms and the location of the kitchen at the rear of the room. Relocating the kitchens within these apartments so they are closer to the façade would achieve ‘technical compliance’ but, in my opinion, could have adverse consequences for the functionality of the living areas of those 3 apartments.

7. Conclusion The daylight modelling results confirm that the architectural scheme circulated for the purposes of this VCAT hearing does meet the BESS daylight standard as 91% (269 of 295) of all living/ dining/kitchen areas and 99.5% (557 of 561) of bedrooms achieve the best practice standard adopted by the City of Yarra.

Daylight access can be markedly improved within the 30 rooms (26 living and 4 bedrooms) which are below best practice, without altering the proposed footprint of the development at lower levels. If the minor revisions I have recommended are adopted (see Appendix 5), all bedrooms and 94.6% (279 of 295) of living/dining/kitchen areas in the development will meet the best practice standard.

Even if my proposed revisions are adopted, 16 living/dining/kitchen areas (5.4% of the development total) will not meet the best practice standard. However, I am satisfied that the living and dining areas of these apartments will receive sufficient daylight which will be adequate to undertake the usual tasks and activities during daylight hours.

The daylight levels within the kitchens of these 16 apartments are variable and will need to be supplemented with effective task lighting providing a benchtop illuminance of 250–300 to enable intricate and precise tasks to be performed.



This is a substantial project of 295 apartments and it exhibits a very high order of compliance with daylight best practice standards.

Jan Talacko Director



Appendix 1: VCAT Practice Note 2 Name

Jan Talacko Director Ark Resources Pty Ltd

Address

Suite 8 10 Northumberland Street South Melbourne VICTORIA 3205

Qualifications

My qualifications and membership of professional associations are as follows: ▪ Master of Environmental Science, Monash University ▪ Green Star Accredited Professional ▪ Member, Department of Climate Change & Energy Efficiency, NatHERS Technical Advisory Committee ▪ Member, Australian Building Codes Board Energy Efficiency Reference Group ▪ Member, BDAV Energy & Sustainability Hub Advisory Board ▪ Member BESS Technical Reference Group

Experience

I have approximately 22 years’ experience as a sustainable development consultant including: ▪ 5 years with Ecosound Solutions; ▪ 17 years with Ark Resources Pty Ltd.

Areas of Expertise

I have substantial experience and expertise in residential and commercial energy efficiency strategies, residential and commercial water cycle opportunities, operational waste management and environmental assessment of material use in construction. I have also prepared ESD guidelines and assessment tools on behalf of Federal and State Government Departments and Local Government Authorities including the development of the STEPS sustainability assessment tool for Moreland City Council, the VicBEST tool for the State Government and Sustainable Design guidelines for the Yarra City Council. I have undertaken numerous peer reviews of development proposals for Government Statutory Authorities, Local Government & private sector clients.

Expertise to Prepare this Assessment

My experience and expertise over the past 20 years as detailed above includes numerous assessments in relation to ESD outcomes for residential, commercial and industrial developments, including energy, water cycle and materials issues. I am therefore well qualified in terms of being able to provide a detailed expert assessment in relation to the proposed development.

Instructions

In February 2017, I was instructed by Property & Planning Partners to review the proposed scheme prepared by Koichi Takada Architects for the development at 26-56 Queens Parade, Fitzroy North in relation to internal daylight levels within habitable rooms and provide advice in response to concerns raised by Council. I prepared an Expert Witness Statement for the Koichi Takada Scheme however when the hearing was postponed and Cox Architects were engaged to prepare a revised scheme I was instructed to undertake an analysis of the proposed development on the same basis.



Facts, Matters and Assumptions Relied Upon

Refer to Section 2 on page 1 of the report.

Documents Taken into Account

See above and as referred

Identity of Persons Undertaking Work

Roberto Padovani Radiance daylight modelling was undertaken by Roberto Padovani, ESD Engineer, Ark Resources. Roberto is a Mechanical Engineer having graduated from the University of Sao Paulo in Brazil. He also holds a Masters in Environmental Engineering with the University of Melbourne and accreditation with green building bodies such as AIRAH, LEED (Green Associate), NABERS and Green Building Council of Australia (GBCA). Roberto is a sustainable building specialist with 20 years’ experience as a mechanical design engineer, project manager and environmental consultant in the manufacturing and sustainable building industry. He has international experience in ESD design, sustainable buildings, façade optimisation, building simulation, HVAC design and green building certification. Roberto has extensive experience in building simulation such as energy modelling, daylight modelling, shading analysis, natural ventilation analysis, thermal comfort analysis, CFD modelling, renewable energy simulation and thermal simulation of building façades. I have reviewed the daylight modelling undertaken by Roberto and am satisfied with the method and the accuracy of the simulation and I therefore adopt the results.

Summary of Opinions

Refer to Section 7 on pages 10 and 11 of the report.

Declaration I declare that I have made all the enquiries that I believe are desirable and appropriate and that no matters of significance which I regard as relevant have to my knowledge been withheld from the Tribunal.

Jan Talacko



Appendix 2: Circulated Plans Contour Plots Ground Floor



Level 1



Level 2



Appendix 3: Revised Apartment Contour Plots Ground Floor



Level 1


Level 2

26-56 Queens Pde, Fitzroy North VCAT Witness Statement 20 March 2017


Appendix 4: Daylight Sensor Plots Ground Floor C1GF02 (84%)



C3GF01 (73%)



C3GF02 (78%)



C3GF04 (78%)



C3GF141 (82%)



C4GF06 (85%)



Level 1 (87%) C10103



C10106 (56%)



C20101 (70%)



C20103 (72%)



C20107 (66%)



C30101 (76%)



C30103 (82%)



C30112 (81%



Level 2 C10206 (67%)



C020203 (70%)



Appendix 5: Revised Ground, Level 1 & Level 2 Plans

53 m²TH01

TOWNHOUSE

53 m²TH02

TOWNHOUSE

155 m²CIRCULATION

315 m²CIRCULATION

188 m²

RESTAURANT

99 m²

CAFE

228 m²CIRCULATION

101 m²

AMENITIES

177 m²

AMENITIES

48 m²C1GF141 BED

92 m²C4GF01

2 BED 2 BATH

93 m²C1GF11

2 BED 2 BATH

62 m²C4GF031 BED

91 m²C4GF04

2 BED 2 BATH

79 m²C4GF07

2 BED 2 BATH

69 m²C4GF051 BED

66 m²C3GF041 BED

61 m²C3GF061 BED

58 m²C3GF011 BED

50 m²TH03

TOWNHOUSE

60 m²TH04

TOWNHOUSE

57 m²TH05

TOWNHOUSE

65 m²C4GF061 BED

62 m²C1GF031 BED

73 m²C3GF03

2 BED 2 BATH

61 m²C3GF021 BED

48 m²TH06

TOWNHOUSE

48 m²TH07

TOWNHOUSE

48 m²TH08

TOWNHOUSE

48 m²TH09

TOWNHOUSE

59 m²TH10

TOWNHOUSE

59 m²TH11

TOWNHOUSE

48 m²TH12

TOWNHOUSE

48 m²TH13

TOWNHOUSE

50 m²TH14

TOWNHOUSE

65 m²C1GF131 BED

65 m²C1GF121 BED

129 m²C1GF09

3 BED 3 BATH

FIRETANK

WATERMETERROOM

SPRINKLERCONTROL

VALVE

MFB

DEEP PLANTING ZONE

BUILDING LINE OVER

BUIL

DING L

INE

OVER

201 m²

DELI / SHOP

41 m²CIRCULATION

198 m²CIRCULATION

55 m²C1GF011 BED

52 m²C1GF051 BED

52 m²C1GF041 BED

2604 m²

COMMUNAL TERRACE

BUIL

DING L

INE

OVER

BUILD

ING

LINE O

VER

RL 25100

RL 24900

RL 24900

RL 24300

RL 24300

RL 24900

RL 25100

1:23

1:23

1:60

1:60

1:50

1:481:48

1:21

SECU

RITY

SCREE

N

SECURITY SCREEN

1:20

SUBSTATION ACCESS HATCH

CP AIR INTAKE

FIP

1:23

1:19

RL 25100

RL 24600

RL 24300

RL 25100

YOGA STUDIO

BED

LIVING

BTH

LIVING

BATH

52 m²C1GF061 BED

9 m²TCE

8 m²TCE

10 m²TCE

12 m²SERVICES

LIVING

KITCHEN

BED

BATH

L LLBED

BED

ENS

LIVING

VISITORBICYCLES

27

GAS METER ROOM

RL 25100

BIN

BIN

BINBIN

LOT 1

CORE 1

CORE 2

CORE

3

CORE 4

LOT 1 RESIDENTS ACCESS BIN STORAGE VIA CORE 1

LIVING

BED BED BED

BED

BED

BED

BED

BED

BED

BED

BED

BED

BED

BED

TEMPORARY RETAIL BIN

ALCOVE

63 m²C1GF021 BED

BATH

BATH

STUDY

STUDY

STUDY

STUDY

STUDY

STUDY

STUDY

STUDY

12 m²TCE

130 m²C1GF08

3 BED 3 BATH

GYM

1600

1600

BATH

BATH

BATH

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BED

L

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LIVING

BED

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L

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L

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BATH

BATH

LIVING

BATHBED

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REMOVE EXISTING

CROSSOVER

REMOVE EXISTING

CROSSOVER

REMOVE EXISTING

CROSSOVER

REMOVE EXISTING

CROSSOVER

REMOVE EXISTING

CROSSOVER

EXISTING CROSSOVER

TO BE WIDENED

BATHBATH

BATH

BATH

BATH

BATH

BATH

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L

BED

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KITCHEN

SERVICES

L

L

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1800 1800

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ENSBTH

KITCHEN

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VIP PRIVATE DINING, LOUNGE AND SPA

RETREAT

CORE 4 LOUNGE

CORE 2 PRIVATE LOUNGE AND STUDY


ACCESS TO CORE 4 BASEMENT AND BIN CHUTES FOR TOWNHOUSE RESIDENTS

BED BED

BED

BED

VISITORBICYCLES

26

BICYCLEPARK

EXISTING TREE TO BE REMOVED

END OF TRIP

FACILITIES

30 m²

ACCESS TO BASEMENT AND BIN CHUTES FOR LOT 1 TOWNHOUSES

ACCESS TO CORE 4 BASEMENT AND BIN

CHUTES FOR TOWNHOUSE RESIDENTS

18 m²TCE

11 m²TCE

11 m²TCE

25 m²TCE

39 m²TCE

39 m²TCE

27 m²TCE

16 m²TCE

19 m²TCE

10 m²TCE

8 m²TCE

9 m²TCE

LIBRARY


CORE 2 LOUNGE

38 m²TCE

38 m²TCE

8 m²TCE

9 m²TCE

GOODS LIFT

14 m²TCE

37 m²TCE

10 m²TCE

VRF / AC

13 m²TCE

24 m²TCE

33 m²TCE

64 m²TCE

19 m²TCE

24 m²TCE

13 m²TCE

28 m²TCE 28 m²

TCE

13 m²TCE

13 m²TCE

13 m²TCE

13 m²TCE

27 m²TCE

26 m²TCE

13 m²TCE

13 m²TCE

14 m²TCE

9990

6550

7560

1100

0

BUIL

DING L

INE

OVER

BUIL

DING L

INE

OVER

58 m²C3GF051 BED

1:12

1:6.

51:

7.5

6400

5000

4000

1200

0

BED

BED

RL 24900

BED

L

BATH

KITCHEN

LIVING

LIVING

ENS

BED

BED

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PWD

KITCHEN

P

BED

BED

ENS

BATH

KITCHEN

RL 24060

63 m²C3GF1411 BED

LIVING

3000

3000

3000

3000

4600

7600

1000

9800

6600

34000

12000

8900

1730

0

12000

17600

EXISTING MASONARY WALL TO BE

DEMOLISHED AND REBUILT TO 1.8M HEIGHT

SECURE ENTRY POINT TO LOT 1 TOWN HOUSES FROM MAIN SITE

1600

1800

6000

6000

6000

P

L

L

P

12000

12300

17700

BED

BED

KITCHEN

BTHENS

BED

ENS

ENS

ENSPWD

BED

BATH

BED

KITCHEN KITCHEN KITCHEN

LIVING

MASONARY WALL RETURN TO ALIGN WITH RETAINED HERITAGE FACADE

DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONS

BATH

LIVING

BED

KITCHEN

L


LIGHT TO CORRIDOR

LIGHT TO CORRIDOR

LIGHT TO CORRIDOR

L

MUZ

MUZ

MUZ

GRZ

GRZ

NRZ

NRZ

MUZ

1600

1700

1600

2000

2000

2000

TRANSLUCENT WALLS

HIGHLIGHT WINDOW


KITCHEN

Project: Drawing Title: Drawing Number: Scale:Revision: Date:

www.coxarchitecture.com.au

Cox ArchitectureLevel 2, 167 Flinders Lane, Melbourne, VIC 3000, AustraliaT + 61 3 9650 3288F + 61 3 9650 27471 : 400 @ A3

1 : 200 @ A1626-54 Queens Parade GROUND FLOOR A-21-10 18.08.17

50 m²C301041 BED

69 m²C30113

2 BED 2 BATH

50 m²C301151 BED

57 m²C301141 BED

53 m²C301011 BED

117 m²C10114

3 BED 3 BATH

82 m²C10106

2 BED 2 BATH 75 m²C30112

2 BED 2 BATH

67 m²C30109

2 BED 1 BATH

67 m²C30108

2 BED 1 BATH

67 m²C30107

2 BED 1 BATH

78 m²C30106

2 BED 2 BATH

92 m²C40101

2 BED 2 BATH

89 m²C40111

2 BED 2 BATH

55 m²C401031 BED

72 m²C40107

2 BED 2 BATH

42 m²TH14

TOWNHOUSE

40 m²TH12

TOWNHOUSE

53 m²TH10

TOWNHOUSE

45 m²TH09

TOWNHOUSE

45 m²TH07

TOWNHOUSE

55 m²C201091 BED

67 m²C20104

2 BED 1 BATH 81 m²C30111

2 BED 2 BATH

67 m²C30110

2 BED 1 BATH

92 m²C40110

2 BED 2 BATH

49 m²C401081 BED

55 m²C401091 BED

45 m²TH08

TOWNHOUSE

120 m²C10113

3 BED 3 BATH

55 m²C101031 BED

168 m²CIRCULATION

54 m²C201021 BED

129 m²CIRCULATION

45 m²TH06

TOWNHOUSE

50 m²TH05

TOWNHOUSE

46 m²TH03

TOWNHOUSE

52 m²TH04

TOWNHOUSE

84 m²C40104

2 BED 2 BATH

79 m²C20105

2 BED 2 BATH

55 m²C101051 BED

40 m²TH13

TOWNHOUSE

54 m²C201081 BED

46 m²TH02

TOWNHOUSE

52 m²C101101 BED

52 m²C101091 BED

53 m²C101081 BED

128 m²C10112

3 BED 3 BATH

55 m²C101041 BED

80 m²C20101

2 BED 2 BATH

91 m²C10107

2 BED 2 BATH

55 m²C101021 BED

56 m²C201031 BED

59 m²C201061 BED

79 m²C20107

2 BED 2 BATH

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

9 m²TCE

9 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

49 m²TH11

TOWNHOUSE

8 m²TCE

68 m²C401051 BED

58 m²C301051 BED 8 m²

TCE

5 m²SERVICES

7 m²SERVICES

8 m²TCE

8 m²TCE

10 m²SERVICES

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

11 m²TCE

8 m²TCE

8 m²TCE

VOID

VOIDVOID 8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

12 m²TCE

3000

12000

12000

BED

BED

LIVING

BATHL

BED

BED

LIVING

BATH L

BED

BED

LIVING

BATHL

BED

BED

LIVING

BATHL

BED

BED

LIVING

BATHL

BED

LIVING

BATH

L

BED

BED

LIVINGBATH

BED

LIVING

BATH

L

8 m²TCE

BED

BED

LIVING

BATH

KITCHEN

LIVING

BED

BED

L

BED

ENS

BATH

ENS

9 m²TCE

8 m²TCE

10 m²TCE

LIVING

BED

BED

ENS

BATH

BED

LIVING

LIVING

LIVING

LIVING

BED

BED

LIVING

LIVING

WC

ENS

L

LIVING

BED

KITCHEN

LIVING

BATH

BED

KITCHEN

LIVING

BATH

LIVING

BED

BED

ENSBATH

KITCHEN

BED

BED

8 m²TCE

BED

BED

LIVING

BATH

L

LIVING

BATH

BATH

L

10 m²SERVICES

LIVING

BED

LIVINGKITCHEN

KITCHENBED

10 m²TCE

8 m²TCE

LIVING

BED

KITCHEN

LIVING

BATH

BATH

KITCHEN

BED

BED

KITCHEN

LIVING

LIVING

BED

LIVINGKITCHENBATH

BED

BATH

BATH

BED

LIVING

KITCHEN

BATH

LIVING

L

L

L

L

L

59 m²C401061 BED

1100

0

BIN

BIN

BINBIN CORE

1

CORE

2

CORE

3

CORE 4

LOT 1

10 m²TCE

13 m²TCE

9 m²TCE

KITCHENKITCHEN

KITCHEN

DINING

LIVING

KITCHEN

KITCHEN

LIVING

LIVING

BEDKITCHEN

ENS

ENS

KITCHEN

L

8 m²TCE

8 m²TCE

BED

KITCHEN

LIVING

BATH

L

BED

KITCHEN

LIVING

BATH

L

KITCHEN

LIVING

BATH

L

70 m²C101011 BED

BED

ENS

8 m²TCE

BATH

14 m²SERVICES

12 m²TCE

ENS

BEDBED

KITCHENLIVING

L

L

1600

1600

1600

1600

1600

1600

L

1600

1800

1600

ENS

BATH1600

10 m²TCE

KITCHEN

LIVING

LIVING

KITCHEN

DINING

LIVING

KITCHEN

DINING

LIVING

KITCHEN

DINING

KITCHEN

DINING

LIVING

KITCHEN

DINING

8 m²TCE

KITCHENBED

L

8 m²TCE

L

L

LIVING

BED

BED

BATH

ENSL

KITCHEN

KITCHEN

BATH

L

LIVING

KITCHENDINING

LIVING

KITCHENDINING

51 m²C301021 BED

55 m²C301031 BED

8 m²TCE

BATH BED

LIVING

L

8 m²TCE

BATH

L

KITCHEN

BED

DINING

DINING

LIVINGKITCHEN

BED

LIVING

BATH

KITCHEN

WC

ENS

KITCHEN

KITCHEN

KITCHEN

L

BATH

BED

BED

BED

BED

LIVING

KITCHEN

KITCHEN

KITCHEN

BATH

BATH

ENS

L

L

L

58 m²C101151 BED

58 m²C101161 BED

65 m²C10117

2 BED 2 BATH

LIVING

8 m²TCE

8 m²TCE

15 m²TCE

8 m²TCE

16 m²TCE

16 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

LIVING

KITCHEN

LIGHT TO CORRIDOR

LIVING

BED

BED

L

L

KITCHEN

8 m²TCE

BED

L

P

ENS

BATH

KITCHEN

BED

LIVING

BATH

ENS

BED

BED

ENS

PWD

KITCHEN

P

BED

BED

LIVING

KITCHEN


VOID


ENS

BATH

KITCHEN

8 m²TCE

BED

L

BED

BED

BATH

BATH

LIVING

ENS

LIVING

P

KITCHEN

46 m²TH01

TOWNHOUSE

DINING

KITCHEN

8 m²TCE

8 m²TCE

P

1700 HIGH TIMBER PRIVACY SCREENING

10 m²TCE

9200

KITCHEN

10 m²TCE

1800

1800

138 m²CIRCULATION

KITCHEN LIVING

BED

BATH

12500

3000

15300

2000

3000

4600

10200BED

BED

KITCHEN

ENS

L

BATH

LIVING

3800

3000

3800

2000

6500


DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONSDASHED LINE DENOTES

PRIVACING SCREENING REFER TO ELEVATIONSDASHED LINE DENOTES

PRIVACING SCREENING REFER TO ELEVATIONS

6000

6000

1110

0

4400



11000

12000

3800

L L

BED

LIVING

BTH

LIVING

BATHL LLBED

BED

ENS

LIVING

KITCHENBEDENS

ENSPWD

BED

BATH

BED


LIVING

BATH


LIGHT TO CORRIDOR

LIGHT TO CORRIDOR

LIGHT TO CORRIDOR

LIGHT TO CORRIDOR

LIGHT TO CORRIDOR

9000

1200

1600

PRIVACY SCREENING

8 m²TCE

11 m²SERVICES

L

L

5 m²SERVICES

ENS

BATH

KITCHEN




1 : 200 @ A1626-54 Queens Parade LEVEL 1 PLAN A-21-11 18.08.17

SETB

ACK

SETBACK

68 m²C402051 BED

49 m²C202011 BED

57 m²C302141 BED

VOID VOID VOIDVOID

50 m²C302031 BED

51 m²C302021 BED

69 m²C30213

2 BED 2 BATH

50 m²C302151 BED

53 m²C302011 BED

69 m²C102011 BED

81 m²C10206

2 BED 2 BATH

116 m²C10214

3 BED 3 BATH

75 m²C30212

2 BED 2 BATH

67 m²C30208

2 BED 1 BATH

67 m²C30207

2 BED 1 BATH

67 m²C30206

2 BED 1 BATH

55 m²TH01

TOWNHOUSE

91 m²C40201

2 BED 2 BATH

90 m²C40208

2 BED 2 BATH

58 m²C102161 BED

52 m²C402031 BED

50 m²TH13

TOWNHOUSE

48 m²TH12

TOWNHOUSE

59 m²TH10

TOWNHOUSE

48 m²TH09

TOWNHOUSE

48 m²TH07

TOWNHOUSE

55 m²C202111 BED

67 m²C20206

2 BED 1 BATH81 m²C30210

2 BED 2 BATH

67 m²C30209

2 BED 1 BATH

92 m²C40212

2 BED 2 BATH

48 m²TH08

TOWNHOUSE

42 m²TH06

TOWNHOUSE

46 m²TH05

TOWNHOUSE

43 m²TH03

TOWNHOUSE

46 m²TH04

TOWNHOUSE

79 m²C40204

2 BED 2 BATH

79 m²C20207

2 BED 2 BATH

54 m²C102051 BED

48 m²TH14

TOWNHOUSE

54 m²TH02

TOWNHOUSE

50 m²C102101 BED

50 m²C102091 BED

50 m²C102081 BED

126 m²C10212

3 BED 3 BATH

55 m²C102041 BED

80 m²C20203

2 BED 2 BATH

92 m²C10207

2 BED 2 BATH

58 m²C102171 BED

55 m²C102021 BED

56 m²C202051 BED

59 m²C202081 BED

120 m²C10213

3 BED 3 BATH

79 m²C20209

2 BED 2 BATH

59 m²TH11

TOWNHOUSE

10 m²TCE

58 m²C302041 BED

64 m²C10218

2 BED 2 BATH

59 m²C402061 BED

168 m²CIRCULATION

267 m²CIRCULATION

8 m²TCE

8 m²TCE

8 m²TCE

55 m²C202021 BED

8 m²TCE

8 m²TCE

8 m²TCE

5 m²SERVICES

7 m²SERVICES

13 m²TCE

13 m²TCE

8 m²TCE 10 m²

SERVICES

10 m²TCE

54 m²C202101 BED

54 m²C202041 BED

12 m²TCE

78 m²C30205

2 BED 2 BATH

72 m²2 BED 2 BATH

BIN

BIN

BINBIN

CORE

1

CORE 2

CORE

3

CORE 4

LOT 1

BED

BED

LIVING

BATHL

BED

BEDLIVING

BATHL

BED

BEDLIVING

BATHL

BED

BEDLIVING

BATHL

BED

BED

LIVING

BATHL

BED

LIVING

BATH

L

BED

BED

BED

BED

LIVING

BATH

KITCHEN

LIVING BED

L

BATH

ENS

LIVINGBED

BED

ENS

BATH

BED

BEDLIVING

KITCHEN

ENS

BED

LIVING

BED

BED

LIVING

ENS

BED

KITCHEN

LIVING

BATH

BED

KITCHEN

LIVING

BATH

LIVING

BED

BED

ENS

BATH

KITCHEN

BED

BED

BED

BED

LIVING

BATH

L

LIVING

ENS

BATH

L

L

LIVING

BED

LIVINGKITCHEN

KITCHENBED

BED

KITCHEN

LIVING

BATH

BATH

KITCHEN

BED

BED

KITCHENLIVING

LIVING

BED

LIVINGKITCHEN

BATH

BED

BATH

BATH

BED

LIVING

KITCHEN

BATH

BED

LIVING

L

L

L

L

L

ENS

KITCHEN

L

BED

BED

BED

LIVINGBATH

ENS

ENS

BATH

BEDBED

KITCHEN

LIVING

L

L

L

BED

BED

BATH

BATH

LIVING

ENS

ENS

BATH

KITCHEN

LIVING

KITCHENBED

L

L

L

LIVING

BED

BED

BATH

ENSL

KITCHEN

KITCHEN

BATH

BATH BED

LIVING

BATH

L

KITCHEN

BED

BED

LIVINGBATH

KITCHEN

WC

ENS

KITCHEN

KITCHEN

RedundantArea

CIRCULATION

8 m²TCE

8 m²TCE

10 m²TCE

8 m²TCE

160 m²CIRCULATION

14 m²SERVICES

10 m²SERVICES

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

9 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

10 m²TCE

8 m²TCE

8 m²TCE

8 m²TCE

10 m²TCE

8 m²TCE

8 m²TCE

10 m²TCE

11 m²TCE

11 m²TCE

15 m²TCE

55 m²C102031 BED

BED

BEDBED

BATH

PWD

BED

BED

BED

BATH

PWD

BED

BATH

PWD

BED

BATH

ENS

55 m²C302031 BED

BED

BATH

PWDBATH

BED

BED

PWDBATH

3000

BED

BED

BED

BED

LIVING

LIVING

KITCHEN

KITCHEN

KITCHEN

KITCHEN

BATH

BATH

ENS

L

L

L

LIVING

BEDBED

BATH

PW

D

BATHPWD

BED

BED

BED

BATH

STUDYBED

ENS

BED

ENS

STUDY

BED

BATH

BED

BED

PWDBATH

BED

ENS

BATH

BED

ENS

BATH

BED

KITCHEN

KITCHEN

KITCHEN P

1700 HIGH TIMBER PRIVACY SCREENING

9000

KITCHEN

1700 HIGH TIMBER PRIVACY SCREEN

PWD

P 1600

BED

L

BATH

KITCHEN

LIVINGENS

BED

BED

ENS

PWD

KITCHEN

10 m²TCE LIVING

9 m²TCE

LIVING

BED

KITCHEN

LIVING

BATH

L

BED

KITCHEN

LIVING

BATH

L

KITCHEN

LIVING

BATH

L

BED

KITCHEN

L

KITCHEN LIVING

BATH

BED

BATH

3000

L

L

L

7700

12700

4400

3000

4400

10200

15400

12000

1100

0

BATH

L

L

P

ENS

LIVING

BED

BED

BATH

KITCHEN

8 m²TCE

LIVING

BED

BED

LIVING

KITCHEN

ENS

ENS

WC



DASHED LINE DENOTES PRIVACING SCREENING REFER TO ELEVATIONSDASHED LINE DENOTES

PRIVACING SCREENING REFER TO ELEVATIONS




L

L

BATH

BED

BED

ENS

LIVING

KITCHENENS

ENSPWD

BED BEDLIVING

BTHL

KITCHEN

BEDLIVING

BTHL

KITCHEN

BED

LIVINGBATHL

BEDKITCHEN

ENS

11 m²TCE

BEDLIVING

BTHL

KITCHEN

LIGHT TO CORRIDOR

LIGHT TO CORRIDOR

LIGHT TO CORRIDOR

LIGHT TO CORRIDOR


LIGHT TO CORRIDOR

6000

LIGHT TO CORRIDOR


9000

1200

1600

L

11 m²SERVICES

HIGHLIGHT WINDOW

L

6 m²SERVICES




1 : 200 @ A1626-54 Queens Parade LEVEL 2 PLAN A-21-12 18.08.17