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Human Habitats

Document Information

Issue Date

20 December 2018 Prepared for 60 Langridge Street Pty Ltd

Prepared by BM Reviewed by WP

Project No. 10340 Project Name. 60-62 Langridge Street & 23-45 Waterloo

Road, Collingwood (Proposed Lot A)

Disclaimer and Copyright

This document was commissioned by and prepared for the exclusive use of the Client. It is subject to and issued in accordance with the agreement between the Client

and Human Habitats.

Human Habitats act in all professional matters as a faithful advisor to its Clients and exercise all reasonable skill and care in the provision of its professional services.

The information presented herein has been compiled from a number of sources using a variety of methods. Except where expressly stated, Human Habitats does not

attempt to verify the accuracy, validity or comprehensiveness of any information supplied to Human Habitats by third parties. Human Habitats makes no warranty,

express or implied, or assumes any legal liability or responsibility for the accuracy, validity or comprehensiveness of this document, or the misapplication or

misinterpretation by third parties of its contents.

Reference herein to any specific commercial product, process, or service by trade name, trademark, manufacturer, or otherwise, does not necessarily constitute or

imply its endorsement, recommendation, or favouring by Human Habitats.

This document cannot be copied or reproduced in whole or part for any purpose without the prior written consent of Human Habitats.

CONTENTS 1 Executive Summary

2 Introduction 6

3 About Tribe Hotels 8

4 Subject Site and Surrounding Context 9

4.1 The Site 9

4.2 Location 12

4.3 Metropolitan Context 13

4.4 Recent Development in the Collingwood 14

4.5 Site Interfaces 20

4.6 Access & Movement 26

5 The Proposal 27

6 Planning Policy Framework/Controls 30

6.1 State and Local Planning Policy Framework 30

6.2 Zones and Overlays 33

6.3 Particular provisions 34

7 Planning Considerations 35

7.1 Overview 35

7.2 Strategic Planning Drivers 35

7.3 Built Form 37

7.4 Public realm contribution 40

7.5 Internal Amenity 41

7.6 Transport and Traffic 43

8 Conclusion 44

LIST OF FIGURES Figure 1 - Approved commercial developments: 61-75 Langridge, 2-16 Northumberland and 51 Langridge

Figure 2 - Images of Tribe Hotel Perth 5

Figure 3 - Proposed plan of subdivision in Planning Application SP18/0014: site highlighted in red 9

Figure 4 - Existing Site Conditions 9

Figure 5 - Current site conditions at Lot A 10

Figure 6 - Looking at the current building at Lot A 10

Figure 7 - Looking east down Langridge Street 11

Figure 8 - Looking west down Langridge Street 11

Figure 9 - Surrounding area 12

Figure 10 - Aerial showing the subject site's close proximity to centres of commerce and employment 13

Figure 11 - Map showing surrounding development 15

Figure 12 - Approved development at 61-75 Langridge Street 16

Figure 13 - Recently completed development at 109 Wellington Street 16

Figure 14 - Approved mixed use development at 2-16 Northumberland Street 17

Figure 15 -71-77 Wellington Street - Currently under construction 17

Figure 16 -Approved development at 51 Langridge Street - opposing the subject site 18

Figure 17 - Former Yorkshire Brewery site at 1-21 Roberts Street 18

Figure 18 - 61-71 Wellington Street/ 37-29 Langridge Street development currently under construction 19

Figure 19 - Laneway abutting the site to the north 20

Figure 20 - Aerial image of site 21

Figure 21 - Looking west down Waterloo Road (former Yorkshire brewery site to the right of the page) 22

Figure 22 - Interface between subject site and neighbouring car park. 23

Figure 23 - looking west towards the subject site from the abutting carpark 23

Figure 24 - Looking south from the subject site to 75 Langridge Street 24

Figure 25 - Looking south-east down Langridge street 24

Figure 26 - 54-56 Langridge Street 25

Figure 27 - Collingwood Corporate Centre - 40 metres west of the subject site 25

Figure 28 - City of Yarra Travel Smart Map. Subject site depicted as TRIBE logo 26

Figure 29 - Proposed development as viewed from Langridge Street 27

Figure 30 - Hotel tower facade 27

Figure 32 - Proposed Langridge Street treatment 29

Figure 33 - Neighbourhood Map of Collingwood as outlined in Clause 21.08 (subject site highlighted in red) 32

Figure 34 - Zone map of subject site 33

Figure 35 - Map of overlays affecting the subject site and surrounds. 34

Figure 36 - Images of Tribe Hotel Perth 36

Figure 37 - Building scale and massing model 38

Figure 38 - Street setbacks designed to optimise sunlight access to southern footpath(red outline depicts height

and form of original submission) 38

Figure 39 - Podium presentation to Langridge Street 39

Figure 40 - Rippled facade effect 39

Figure 41 - Existing public realm adjacent to the site 40

Figure 42 - Tribe Hotel Perth Rooms 41

Figure 43 - Hotel services 42

Figure 44 - Tribe Hotel Perth Function 42

Figure 45 - Tribe Hotel Perth guest bikes 43

Figure 46 - Typical room detail (Perth) 44

1 Executive Summary Located within one of Melbourne's key urban renewal areas, 60-62 Langridge Street & 23-45 Waterloo Road,

Collingwood provides a unique opportunity to deliver a built form and land use outcome that produces

significant benefits for the City of Yarra and wider metropolis.

At a local level, ongoing change in the structure of employment has begun across the City of Yarra in recent

years with strong growth in property, business services, retail, and the finance and insurance sectors. This

demand for employment has been welcomed considering the decline in wholesale and manufacturing sectors

across the City of Yarra. As traditional office locations such as the CBD and Docklands reach capacity,

employment precincts such as Collingwood have become increasingly attractive locations for business. This

location will cater for the continuing growth in small to medium sized business services and the 'new economy'

employment of an increasingly skilled workforce.

The demand for additional office space in particular is reflected in the in the effective rental growth in the City

Fringe Areas (including Collingwood) in the order of 20% over the year to March 2018, and which has featured

a vacancy rate of below 3.5% for the last 2 years. This demand for new employment has resulted in a number

of proposals for new commercial office in Collingwood and other Yarra commercial precincts.

Figure 1 - Approved commercial developments: 61-75 Langridge, 2-16 Northumberland and 51 Longridge

Short term accommodation, like the proposal that is the subject of this report, is a key ingredient to any

thriving commercial precinct. This form of accommodation facilitates business activities by enabling business

people from interstate or abroad to base themselves in the area for short periods of time. It also encourages

new businesses to base themselves in the area that will indirectly benefit from these accommodation facilities

being nearby.

Given the proximity of the site to Smith Street and other Yarra/Melbourne attractions, it is anticipated that

significant numbers of visitors will also access short term accommodation services from this location. A

Collingwood location like this will provide a different experience to the CBD and East Melbourne which has

historically provided the lion's share of Melbourne's hotel accommodation.

In addition to the economic benefits associated with this residential hotel, the proposal provides a number of

benefits to the local and wider metropolis due to the quality of the design response including:

■ An opportunity to transform a private land holding of significant scale (which currently features a

series of buildings that contribute very little to the surrounding area) with a modern development that

boasts a warehouse style podium form and elegant tower above.

■ The proposed development will re-inforce Collingwood's rich manufacturing / employment

generating past by delivering an employment generating residential hotel use.

1+1 The proposal will result in a superior public realm outcome due to the highly activated proposed

ground floor treatment, the allowance for an activated north south connection immediately to the east and

new public realm improvements contemplated for Langridge Street.

■ The proposal will improve the local urban environment by delivering a built form outcome which

demonstrates architectural excellence and has evolved through a detailed analysis of the site context.

■ The design is reflective of the fine grain character of Collingwood with a building base that boasts a

modern warehouse interpretation complemented by a highly contemporary modular form above.

• The development forms an appropriate interface and transition adjacent to commercial

properties located to the north, east and west with the use of setbacks and design treatments that ensure

that the development potential of these sites is not unreasonably affected.

■ As discussed in Section 7.5 of this report the proposal will provide high-amenity hotel units which will

benefit significantly from the site's unique location, well-proportioned rooms and well detailed interiors.

Figure 2 - Images of Tribe Hotel Perth

In summary, it is submitted that the proposal will contribute greatly to the local area from a livelihood and

economic perspective and will ultimately result in a net community benefit.

5

1+1 2 Introduction This Planning and Urban Context Report has been prepared by Human Habitats on behalf of 60 Langridge

Street Pty Ltd (the permit applicant and owner of the land) in support of an application to develop part of 60-

62 Langridge Street & 23-45 Waterloo Road, Collingwood for the purpose of a multi-storey residential hotel

development.

Pursuant to the Yarra Planning Scheme, a planning permit is required for the following elements of the

proposal:

■ Buildings and works in the Commercial 2 Zone and Design and Development Overlay (Schedule 11).

■ Use of the land for a residential hotel in the C2Z.

■ Use of land for a 'food and drinks premises' exceeding 100sqm in the C2Z.

■ Waiver in the number of car parking spaces as required by Clause 52.06.

■ Reduction in the number of bike parking spaces as required by Clause 52.34.

This application is supported by the following materials:

Item Prepared By

1 Architectural Urban Context Report and Architectural Plans Techne

2 Planning and Urban Context Report Human Habitats

3 Sustainability Management Plan Cundall

4 Traffic Management Report Impact Traffic Engineering

5 Waste Management Plan Irwin Consult

6 Acoustic Report Cundall

7 Environmental Wind Advice MEL Consultants

8 Landscape Plans ACRE

9 Certificate of Titles

10. Operational and Staffing Detail Tribe Hotels

11. Revised Planning Permit Application Form

10 The requisite administration fee of $26,964.05

11 MPL certificate based on an estimated development value of

$25 million (total cost $32,500)

6

1+1 It is our assessment that the proposal demonstrates an appropriate outcome. In coming to this conclusion we

have considered the following key questions:

■ Does the proposal demonstrate an appropriate outcome considering the strategic planning drivers for

the proposed land?

■ Does the design response demonstrate a high quality built form outcome?

■ Will the proposal contribute positively to the public realm?

■ Will development provide for good levels of amenity for future occupants of the building?

■ Will the development contribute positively to the traffic and transport needs and ambitions of

Collingwood, the City of Yarra and wider Melbourne?

This report provides a full assessment of these key matters and finds that a permit should be granted subject to

reasonable and relevant standard conditions.

7

TRIBE

A STARTS WITH A PROBLEM. RS WAS PRETTY SIMPLE.

Good hotels are too expensive and plagued by out-dated services and

I hidden extras. We established Tribe to create an accessible luxury

alternative. Contemporary, design-driven accommodation (without

the cliched extras) in progressive, central locations that won't leave

your wallet bare.

Modern travellers. We made this hotel for you.

.. - ---

kll 3 About Tribe Hotels

Designed and built for the modern traveller, Tribe is a progressive hotel brand seeking to provide luxury hotel

accommodation for a fair price. The first Tribe Hotel has been developed in Perth. Tribe Collingwood will be the

flagship Melbourne Hotel. The key points of difference to the traditional hotel model include:

1. Smarter, more efficient production model - Tribe have pioneered a proprietary modular build

system that reduced construction costs and the environmental footprint.

2. Designed for the modern traveller - Tribe was started to re-define the hotel experience for a new

generation of travellers. Rooms are designed to be space efficient and communal areas are luxurious,

modern and playful.

3. Alternative central locations - Gritty urban locations might not be attractive to many luxury hotel

operators. Tribe is excited by locations like Collingwood which offer excellent access to Melbourne's

attractions including the CBD and local restaurants and amenities.

8

1+1 4 Subject Site and Surrounding Context

IPA The Site

The subject site is a rectangular shaped landholding that forms part of a larger allotment that is proposed to

be subdivided (via Planning Application SP18/0014) know as 60-62 Langridge Street & 23-45 Waterloo Road,

Collingwood. 60 Langridge Street Pty Ltd has entered into a contract of sale to purchase the part of the site

known as lot A' of the proposed Plan of Subdivision in Planning Application SP18/001 4 from Langrok

Properties Pty Ltd. For all intents and purposes, we consider that 60 Langridge Street Pty Ltd is the current

owner of Lot A (albeit Langrok Properties Pty Ltd has been made aware of this application for permit).

B 19sany ,o3

A 1058&

LANGRIDGE STREET

Figure 3 - Proposed plan of subdivision in Planning Application SP18/0014: site highlighted in red

Lot A is located on the northern side of Langridge Street, with a street frontage of 56 metres and a total site

area of 1,058 m2. It benefits from access via a narrow rear laneway and, large double width crossings from

Langridge Street. It currently comprises a two storey commercial building known as the Langridge Design

Centre, with retail and office tenancies as observed in Figure 4-8 below.

Figure 4 - Existing Site Conditions

9

Figure 5 - Current site conditions of Lot A

Figure 6 - Looking at the current building at Lot A

10

Figure 8 - Loo king wes t down Lo ngridge Stree t

Figure 7 - Looking east down Longridge Street

COLLINGWOOD RAILWAY STATION ■I

SMITH STREET ACTIVITY CENTRE

74L GERTRUDE/SMITH STREET TRAM STOP

kll 4.2 Location

The subject site enjoys close proximity to a range of services and facilities including:

■ Cambridge Street Reserve (140 metres north-west)

■ Peel Street Park (280 metres north-west)

■ Wellington Street/Victoria Parade Tram Stop (280 metres south)

■ Gertrude Street/Smith Street Shopping Precinct and Tram Stop (320 metres west)

■ Smith Street Activity Centre (320 metres west)

■ Langridge Street/Hoddle Street Bus Stop (420 metres east)

■ Collingwood Railway Station (630 metres north-east)

■ Australian Catholic University (780 metres south-west)

■ Fitzroy Gardens (660 metres south)

■ St Vincent's Hospital (1 kilometres west)

■ Main Yarra Pedestrian and Cycling Trail (1.05 kilometres east)

Figure 9 - Surrounding area

12

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EMPLOYMENT1 LIENATIONAL A

INNOVATION CLUSTDER

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MELBOURNE MUSEUM AND Al EXHIBiTiON 6JUDING

4.3 Metropolitan Context

The subject site is well placed within inner Melbourne, in an area of high accessibility and proximity to centres of employment. The subject site is located 2.2 kilometres from the heart of the Melbourne CBD, with the St Kilda

Road, Docklands, Parkville and Melbourne sports precinct all within 3 kilometres of the site. The proposal

provides an excellent opportunity to enhance the appeal and improve business amenity in an area

experiencing economic change as an emerging mixed use precinct.

Figure 10 - Aerial showing the subject site's close proximity to centres of commerce and employment

13

1+1 4.4 Recent Development in the Collingwood

As noted Figures at 11 to 18, the recent and emerging built form in the surrounding area provides a character

that is robust and changing. The built form is generally built to the boundaries, which aids street definition and

often incorporates ground floor retailers to further activate these streets. Therefore, it can be said that the

recent and emerging trend aims to significantly improve the public realm, which can also have a profoundly

positive impact on street safety through passive surveillance and the general vibrancy of street life

Recent developments have implored a high, contemporary design standard that responds well to the existing and historic character of the area, incorporating visually interesting features and design elements reflective of

the area's industrial history. These projects have also incorporate high standards of environmental

sustainability and have limited on site car parking supply to encourage sustainable transport. Tabled below is

a summary of recent/approved development surrounding the subject site and their interaction with the

streetscape.

Address Height Street wall height Proximity

61-65 Langridge Street

2-16 Northumberland Street

51 Langridge Street

71-77 Wellington Street

88 Cambridge Street

14 Langridge Street / 63 Cambridge

Street

61-71 Wellington Street / 37-29 Langridge

Street

42-44 Oxford Street, 61-63 Oxford Street

and 16 Langridge Street (refused)

27.75 metres

57.5 metres

40.5 metres

42 metres

32 metres

46.9 metres

64.7 metres

42.7 metres

15 metres

21 metres

21.8 metres

12 metres

12.3 metres

7.2 metres

20.4 metres

20 metres (opposite)

75 metres

35 metres

90 metres

250 metres

110 metres

90 metres

150 metres

14

GERTRUDE ST

LJIIUJfl JW PH Human

60-62 Longridge Si &2Z.6 Woterloo Rd

1+1 The map below shows the scale of surrounding building (in storeys) both constructed and approved developments, with their proximity to the subject site (noted in red).

Figure 11 - Mop showing surrounding development

15

Ur

Figure 12 - Approved development at 61-75 Langridge Street

Figure 13 - Recently completed development at 109 Wellington Street

16

1+1

Figure 14 - Approved mixed use development at 2-16 Northumberland Street

Figure 15 -71-77 Wellington Street - Currently under construction

17

1+1

Figure 16 -Approved development at 51 Langridge Street - opposing the subject site

Figure 17 - Former Yorkshire Brewery site at 1-21 Roberts Street

18

opment cu rrently ellington Stree t/ 37- 29 Longridge S

1+1 4.5 Site Interfaces

4.5.1 North

Abutting the site to the north is a 3.04 metre wide lane that is accessed via Mansard Lane. A row of two-storey

mixed use, terrace style commercial buildings are situated along the northern boundary of the easement, with

frontages to Waterloo Road.

Figure 19 - Lanewoy abutting the site to the north

20

1

;111'146401,1114,' 114

1+1 The block north of Waterloo Road comprises the Yorkshire brewery development which is, notably, the only site

to the east of Wellington Street which is zoned in a manner that permits residential development (Mixed Use

Zone).

Figure 20 - Aerial image of site

21

Figure 21 - Looking west down Waterloo Road (former Yorkshire brewery site to the right of the page)

22

1+1 4.5.2 East

Lot A interfaces with an at-grade car park to the east, which forms part of Lot B of 60-62 Langridge Street & 23-

45 Waterloo Road. This landholding demonstrates another strategic redevelopment site. Lot B is proposed to

be developed for a campus style commercial development that has been master planned in a manner that

integrates with Lot A. Of note is the plan for a new north south pedestrian link adjacent to Lot A.

Figure 22 - Interface between subject site and neighbouring car park.

Figure 23 - looking west towards the subject site from the abutting carpark

23

1+1 4.5.3 South

The site fronts Langridge Street to the south, with the street comprising one lane, one cycling lane and kerbside

parking in each direction. The southern side of Langridge Street is improved by a number of buildings ranging

from two and three storeys.

Figure 24 - Looking south from the subject site to 75 Langridge Street

Figure 25 - Looking south-east down Langridge street

24

Figure 26 - 54-56 Langridge Street

Figure 27 - Collingwood Corporate Centre - 40 metres west of the subject site

4.5.4 West

The subject site abuts 51+-56 Langridge Street to the west, a two storey office and warehouse building with a

roller door and crossover along the western boundary of the subject site. Abutting 51+-56 Langridge Street to the

west is the Collingwood Corporate Centre on the corner of Langridge and Wellington Streets (see Figure 25).

25