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CBD | Collins Arch | 447 Collins Street | 165m | 47L | Mixed Use

Ryan Seychell's picture
#1

May as well give it a dedicated thread:

Council ready to support overshadowing

By Shane Scanlan

The City of Melbourne appears ready to support over-shadowing of the south bank of the Yarra in return for desperately-needed open space in the CBD.

The council has not previously supported over-shadowing of the river and the principle has remained “sacrosanct”.

Lord Mayor Robert Doyle used the term “sacrosanct” on August 5 when making an impassioned plea to Planning Minister Matthew Guy to reject a planning application for a tower on the old CUB Brewery site in Carlton which will overshadow the forecourt of the State Library (see our story on page X). Protection of the Yarra from overshadowing features in numerous planning ordnances, including the same clause (22.02) of the Melbourne Planning Scheme which protects the library forecourt.

But councillors appear primed to support an application by Cbus for a 300m tower at 433-455 Collins St which would cast a shadow onto Queensbridge Square in Southbank. Cbus is entitled to build a lower structure on just about all the site but prefers to leave at least a third of it as public open space. It return, it wants to build a 300m tower on the remaining area. Strictly-speaking, Cbus doesn’t need the council’s approval for the amendment to planning law it is seeking and the decision remains with the Planning Minister, Matthew Guy.

Cbus CEO Adrian Pozzo did not respond to CBD News. At the Future Melbourne Committee meeting of August 12, most councillors spoke glowingly of the proposal, however they voted for a month’s deferral to allow closer collaboration with Cbus. Ironically, Melburnians have been enjoying a vast open plaza along the length of Collins St in front of the old Suncorp building since 1965.

And, while the council is now eager to trade off its principles regarding overshadowing, it would not be in this position if it had not sold the site to private interests in 1992. The council says it sold the site in 1992 because changes to State Government land tax meant that it was costing more than it was earning. A council spokesperson said it appears the $15 million raised through the sale ended with the State Government. The Crown Land was initially vested to the council in 1846 for “municipal purposes”.

Read More: http://cbdnews.com.au/2014/09/council-ready-to-support-overshadowing/

 

 

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Andrew's picture

Shadow analysis:
http://www.melbourne.vic.gov.au/AboutCouncil/Meetings/Lists/CouncilMeeti...

RL 280.3m (Collins Street)
RL 286m (Flinders Lane)
AHD 295.0m (Sea level)

PANSOPS Flight Datum - 303.5m AHD

The development is not looking to reclaim Market St, council can do this on their own if they wish:

The proponent is no longer pursuing the acquisition of part of Market Street (Crown Land) so that it can be incorporated with the open space on site.

If Council wishes, it can independently convert (subject to due process) part of Market Street to open
space and integrate this with with the 480 square metres already secured via a Section 173 agreement on the subject site.

The management recommends the committee to:

commences the process for the discontinuance of the western part of Market Street between Flinders Lane and Collins Street for the creation of a new area of public open space.

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Ryan Seychell's picture

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Fedsquared's picture

MCC voted in favour of this at last night's council meeting.

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Fedsquared's picture

http://www.news.com.au/national/victoria/city-park-approved-but-develope...

City park approved, but developer still fighting to build mega tower that will cast shadow on Southbank

A NEW city square and park has been given the green light by the city council.
Developers must now convince Planning Minister Matthew Guy to allow a three-section mega tower with apartments, hotel and office block to be built next to the park.
Controversially, the tower would overshadow part of the Yarra’s south bank, contrary to planning rules, but developer CBUS is seeking an amendment to allow the development to go ahead.
Councillors voted 6-3 in support of the application on Tuesday night, which would see CBUS donate $500,000 towards building the green square.
Southbank Residents Group, Residents of Freshwater Place and the Yarra River Business Association all objected to the application, saying it would create a dangerous precedent allowing further buildings to cast shadows over the Yarra.
At worst, the building would create a 25-metre moving shadow across Southbank during parts of the day.
Super industry fund CBUS is behind the development on the former Suncorp site bound by Collins, William and Market St, and Flinders Lane.
The Collins St square would link up with the Immigration Museum to form a precinct reaching down to the Yarra River.
Now fenced off, the site was the National Mutual’s first office in the late 1800s and later became the Western Markets.

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Mark Baljak's picture

I hear that if it passed by MCC wothout fuss it will be green lighted by the boss man before the election

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Melbman's picture

^^ Interesting news.

CoM are very confusing though. They seem to be against height and Yarra overshadowing at all costs in most of their statements, yet make decisions that go against that at random times.

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Melbourne_Fragments's picture

^ it's really just that Doyle is pro-developers at any cost, but can't pass up an opportunity for political point-scoring in cases besides this one

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Qantas743's picture

Labor and Greens councillors voted against. Hope that's not a preview of what's to come after November...

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Andrew's picture

They are for it because this site is unique in that they can get some public space out of it, most other blocks of land are too small and developers would use the entire site. This proposal gives them a potential Library Forecourt sized park for little cost.

Buying such land to not develop would cost the council 15-30 million dollars.

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Laurence Dragomir's picture

From SHoP architects'  Instagram: 

 

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Qantas743's picture

Just had a look at the picture on Instagram. That's a very disappointing outcome compared to the original design. Boring boring BORING!

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Mark Baljak's picture

Melbourne City Council bends 'sacrosanct' rule to allow tower over the Yarra
A month ago, lord mayor Robert Doyle said rules against overshadowing the Yarra River were "sacrosanct".
Now, he has endorsed doing just that for one Collins Street skyscraper – and another massive tower just down the street could follow close behind.
Melbourne city councillors have given the nod to a 295-metre skyscraper on the site of the old Suncorp building at the corner of Collins and Williams streets.

Read more: http://www.theage.com.au/victoria/melbourne-city-council-bends-sacrosanc...

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Melbman's picture

This one is just not iconic really based on any renders seen so far.

The design does seem to come across as rather dull for what is supposed to be a design of high quality.

This site would actually better suit a facade treatment like Swanston Square, given its prominent position.

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Laurence Dragomir's picture

I think the devil is in the detail - look very closely at the facade in the render of the open space.

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Melbman's picture

^^ The render that has been posted via that Instagram account is different than the one that has been seen before. It seems to lack the same facade elements for some reason, which is either an older design concept or a revised design.

We will wait and see, but given that the CoM have approved it, I expected this to be approved by the minister very soon.

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Michael Berquez's picture

I think from what i can see it's a load better than the earlier design

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Michal's picture

There's quite a lot I like about the new design, though I far prefer the proportions of the earlier design.

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Ryan Seychell's picture

Would look better if they cut a small square chunk out of the right side of the lower section so it looks like it's stepping down or something. The design is cool but needs something more to me. Could just be the render though.

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Ryan Seychell's picture

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Nicholas Harrison's picture

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Nicholas Harrison's picture

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Ryan Seychell's picture

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Les Whyte's picture

Ryan, thanks for all your updates on each thread very much appreciated, l always enjoy viewing your photos of each construction site or any new project, keep up the good work mate.

Bluey66 ( Les ).

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Ryan Seychell's picture

Thanks mate

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Nicholas Harrison's picture

Cbus have applied for a permit to build a display suite on site so a planning permit for the tower won't be far off.

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