Architecture Images- Central Business District
|Barangaroo, Millers Point|
|proposed 2009- 2015.|
|Millennium Minimalist Modernism|
|reinforced concrete frame, curtain wall glazing up to 50storeys. Lend Lease.|
|Above- to the right, C4.|
C4 Barangaroo- Yeah Baby!
LEND LEASE has shaved the length and reduced the mass of the first of three giant office towers planned for Barangaroo in a bid to defuse opposition to the controversial development.
C4 Commercial Building.
Plans for the 43-storey tower to sit in the middle of three commercial buildings at East Darling Harbour show 90-metre long walls have been trimmed by five metres and the building has been ”articulated” to break up its bulk from having floors of 2500 square metres, bigger than almost all comparable buildings in Sydney.
Designs for the waterfront tower by British architects Ivan Harbour and Lord Richard Rogers from Rogers Stirk Harbour + Partners have been submitted to the Department of Planning for approval and will go on display today in a timetable that David Hutton from Lend Lease expects will see it approved before the March election.
”It could be approved by the end of the first quarter of next year … the reason we are doing this now is we are seeking to start construction next year to complete in 2014,” Mr Hutton said.
A great deal of work had gone into designing an ”absolutely world-class building” and especially into moderating the bulk or ”visual massing” of the building called C4, as seen from the south, he said.
C4 would be the ”greenest business address in the world” using 75 per cent less energy than the average Sydney office building, recycling all water and offering only 188 car spaces compared with parking for 708 bicycles.
Despite such credentials and design changes, the plans are unlikely to satisfy critics, including the City of Sydney which has called for the top third of all three office towers to be slashed in size with floors of only 1400 square metres to reduce bulk and the loss of winter sun at Darling Harbour.
Lend Lease has also irritated critics by lodging development applications for the earthworks and the tower before the Planning Minister has approved a separate application to vary the overall planning regime. Barangaroo needs the change to allow construction of a hotel in the harbour and 15 per cent more floor space.
The president of the Barangaroo Action Group, Ian Campbell, said it was absurd for the government to consider individual development applications before it had settled on the concept plan for the site and has already foreshadowed a legal challenge to the project.
Mr Hutton said there was no basis for a challenge and Lend Lease had spent a lot of time to ensure it complies.
”We think it’s a stunning building,” he said.
> Construction of a new commercial Building C4 with a maximum 109,964m2 GFA accommodating:
- 10,683m2 retail floor space;
- 97,411m2 commercial floor space;
- 1,870m2 of community uses for the purposes of a child care centre;
- operation and use of the basement car park to accommodate 181 spaces allocated specifically to the proposed uses within Building C4; and
- 708 bicycle spaces.
> Construction of the surrounding public domain.
> Signage zones of the building facade that will accommodate building and business identification signage.
The planning application for the first of the three major office towers at Barangaroo South has been lodged with the Department of Planning and is currently on public exhibition.
With a working name of C4, the 180m commercial tower has been designed by Ivan Harbour and Lord Richard Rogers, of the internationally acclaimed Rogers Stirk Harbour + Partners. The proposed design sits within the approved building envelope in the existing 2009 Concept Plan, so can proceed prior to the outcome of the assessment of the proposed Concept Plan Amendment (Mod 4), which is currently under review.
The C4 Commercial building represents a new model for offices of the future designed to meet the needs of the world’s most progressive businesses including:
large, clear and open floor plates that improve productivity and communication;
healthier and more attractive environments that provide great places to be and to work;
connected and accessible locations that offer immediate access to quality amenities;
flexible workspace that is adapted to the latest working practices and business models;
the most advanced environmental and sustainability outcomes.
The C4 Commercial building will achieve a 6-Star Green Star rating and take advantage of shared, precinct-wide infrastructure and services to deliver a carbon neutral, water positive and zero waste outcome. Its sustainability ambitions will be achieved by aspects such as the positioning of lift cores and ‘vertical village’ communal spaces on the external northern elevation of the building which improves energy consumption, provision for green planting spaces at various levels of the building, and photovoltaic panels which will sit above the open rooftop terrace.
C4 and Barangaroo South benefit from an innovative shared basement design. The technology and infrastructure included in these basements will improve environmental outcomes and allow C4 to be 100% carbon neutral, including new off-site renewable energy and use 75% less energy; recycle all of its water; and, direct 80% of its waste away from landfill when compared to a typical Sydney office building.
The full documentation for C4 and a model of the building can be viewed at the Information Centre, Department of Planning, 23-33 Bridge Street, Sydney or online at www.planning.nsw.gov.au.
The full documentation for C4 and a model of the building can be viewed at the Information Centre, Department of Planning, 23-33 Bridge Street, Sydney or online at www.planning.nsw.gov.au
All eyes on Barangaroo
Philip Hopkins November 20, 2010
THE proposed 300,000-square-metre commercial development at Barangaroo will meet almost half the underlying demand in the Sydney central business district office market over the next decade, according to Jones Lang LaSalle.
A JLL report finds Barangaroo has the capacity to satisfy 47 per cent of CBD office needs between 2011 and 2020. The report, Barangaroo: in Perspective – the Next Evolution of the Sydney CBD Office Market, assesses the requirements of modern corporate occupiers, the proposed development at Barangaroo and the impact on the Sydney CBD office market.
The director of office market research at JLL, Andrew Ballantyne, said the demand for Sydney CBD office space in the next decade was forecast at 635,000 square metres. He said finance and insurance was a growth sector of the NSW economy and should account for 40 per cent of the additional demand to 2020.
”The Sydney CBD office market, similar to the early 1980s, has limited spare capacity for this stage of the recovery,” he said. ”We believe the vacancy rate has peaked at 8.1 per cent and is forecast to tighten over the next three years.”
In contrast, previous cyclical peaks in the Sydney CBD occurred at 13 per cent (mid 1970s recession), 4.3 per cent (early 1980s recession), 22.5 per cent (early 1990s recession) and 11.9 per cent (post-2000 slowdown).
Over the past 40 years, development cycles in the Sydney CBD had occurred in periods of low vacancy and above-trend rental growth, he said.
The JLL research forecasts vacancy will tighten to 6.3 per cent in the Sydney CBD by 2013 and prime gross effective rents will rise by an average of 8.5 per cent a year from 2011 to 2013.
”Based on our current vacancy projections, the Sydney CBD will be pushing up against supply-side constraints by 2012,” Mr Ballantyne said. ”Therefore, Sydney is scheduled to have a development cycle starting in 2012. Limited availability of sites in the CBD core and evolving requirements of large tenants seeking space with a minimum floor plate of 2000 square metres determine that Barangaroo will be the location for a high proportion of the forecast completions in the 2014-to-2016 time frame.”
Mr Ballantyne said the perception was false that Barangaroo would create an oversupply in Sydney.
”Based on an estimate of 2013 stock levels, Barangaroo will only account for approximately 6 per cent of the existing stock levels in the Sydney CBD,” he said, adding that there was a global trend in major financial centres towards big, modern corporate occupiers seeking large floors – preferably a minimum of 2000 square metres – with minimal intrusions in terms of columns and core areas.
He said tenants’ preference for larger floor plates was highlighted by the breakdown of the Sydney CBD vacancy rate. Total market vacancy was 8.1 per cent in the third quarter of this year but for prime buildings with average floor plates of more than 2000 square metres, it was very tight at 4.8 per cent.
Barangaroo C4 is shrinking – city tower is cut down to size
Vikki Campion From: The Daily Telegraph February 11, 2011
BARANGAROO is shrinking.
Critics slammed the latest office tower to hit NSW Planning desks, a 42-storey goliath, for being too broad and bulky.
Architects had a second go at it yesterday, slimming the $1 billion building by 6m.
Developers have slashed back the original plans, paring back the pier length from 150m to 85m, the hotel height from 213m to 159m, and the number of commercial towers from four to three.
British architect Lord Richard Rogers, famous for designing the Pompidou Centre in Paris, the Lloyd’s building in London and the new Tower 3 at the reconstructed World Trade Centre, drew the inside-out building in a “contemporary architectural style” that makes it appear transparent.
The lifts have been cut from nine to eight, projecting bays have been replaced with recessed bays, and its edges have been “tapered and curved” in a bid to shorten its appearance.
Lend Lease’s group head of development David Hutton said the changes came after 20 submissions from the public.
“We have responded to Sydney City Council’s comments and introduced refinements that improve the scale and appearance of the building and we have produced an even better result,” he said.
At 176.5m tall, the building will have 88,582 sq m of commercial floor space. It is due to be completed in 2014.