maasbusinesscase.com case/Ultimo... · Web view4 1. * JOHNSTAFF. Affachmen7 H. Project Options....

4 1 .*JOHNSTAFF

Affachmen7 H

Project OptionsThe Ultimo Presence Project

CRONE

MAAS Heritage Site, Ultimo Prepared for JohnstaffPreliminary feasibilites 14.09.17Sydney, NSW REV- E

TECTCLevel 2, 364 Kent Street Sydney NSW. Australia 2000E _________ [email protected] T + 61 2 8295 5300

FINAL DRAFT- CONFIDENTIAL

CRONEPreliminary Feasibility Study Key Design Principles

Whilst the work undertaken in this document represents high level feasibilitystudies for the Heritage Power Station, a number of design principleshave been developed in response to key project outcomes:

Arrival from Goods Line:It is envisaged that an extension to the Goods Line will form a revitalised entry point to the building

Flexibility:Any modification to the current building/s needs to build in a level of flexibility to be utlised for a range of different programs now and in the future. The various scenarios all employ similar spatial, operational and public domain strategies for this reason.

Streamlined Operational strategy:Look to overcome challenges associated with loading strategies and pedestrianflows both occuring from the Museum forecourt fronting the Goods Line.

Integrity of volumes against achieving more area within Heritage volumes: Intervention within the Heritage volumes has been approached as a balance between maintaining the full height reading of the heritage

power station against achieveing additional area in what may become a smaller Museum footprint.

Future Connection Opportunities:Consider connections and site linkages on and around the site

HeritageThe studies have been undertaken with an understanding that any significant building fabric including structure, gantries, remnant machinery would be retained and any new structure/interventions would work around and give prominence to these elements.

© 2017 Crone 2FINAL DRAFT- CONFIDENTIAL

3ANAL DRAFT - CONFIDENTIAL2017

Site AnalysisSite Boundary and

\

] Site

Dar

The total MAAS site area is comprised of the following

Lot 1 DP 770031Lot 1 DP 781732Lots 1 and 3 DP 631345Lot 3 DP 216854

Approximate total site area is 24,378

Site Analysis Study AreaThe total MAAS site area is

comprised of the following lots:

Lot 1 DP 770031Lot 1 DP 781732Lots 1 and 3 DP 631345Lot 3 DP 216854Lot 37 DP 822345The preliminary programmatic studies

in this document are confined to the

heritage study area identified (right)

— ] Study Area

© 2017 Crone 4

FINAL DRAFT - CONFIDENTIAL

Northern Boundary

Preliminary Feasibility Study Key Design Principles

In

Eastern Boundary

Western Boundary

Goods Line (Southern Boundary)

The adjacent photos show that access

is difficult from other approaches.


The Experience Opportunity for a new arrival from the Goods Line, celebrating the Boiler Hou

Goods Line, celebrating the Boiler House facade as an entry The Volume Retaining significant, full height

spaces within the Boiler House and Engine RoomThe Program Introducing tiered flo

or

ding of the full building volumes to be retained whilst introducing more floor space



Logistics Flexibility Logistics Stepped slabs provide visual and physical A flexible, permeable ground plane Identifying strategic servicing/core locationsconnections between programs within the building which can serve all areas.

© 2017 Crone 7

FINAL DRAFT-CONFIDENTIALPreliminary Feasibility Study

Key Design Principles

Connections Precinct Consider future through-site linkage to Pyrmont Consider future opportunities for reconsideredStreet connection (under pier street overpass) links/connections through the site/s

©2o17 Crone 8FINAL DRAFT - CONFIDENTIAL

01______________Stuc y Option 01, V ixec Use u 0

* 2017 Crone FINAL DRAFT- CONFIDENTIAL 9Feasibility Study

Existing Area 12,849 In. 86%

Existing Area 12,849 in. 100.0%Additional Area 2,132 14%

Adaptive re-use

Increased Area

More efficiency within the Heritage Building through introduced floor-plates

Existing Scheme Proposed Scheme

Tabl 1.2,849m' 100.0% Total14,981m' 100.0%


Existing Area 12,849 In. 86%

Existing Area 12,849 in. 100.0%Additional Area 2,132 14%

Feasibility StudyAdaptive re-use, Mixed Use Hub

Ground/Public Domain 0 5 15 Scale1:1000 @ A3

Illustrative Ground Floor Plan indicating a revitalised arrival plaza, entry from the Goods Line and a flexible,

permeable, multi-use ground plane.

- Assume new public domain, paving and landscaping to forecourt- new surface treatment (i.e. polished concrete to ground floor within heritage building)- strip back paint from heritage exhaust stacks to brick- restore portions of fenestration previously removed- More standard exhibition program finishes to new upper levels- New Arrival, glazed entry doors/air-lock system


__11.

smir41 „ frammirminesiimaummis • ..p

Feasibility StudyAdaptive re-use, Mixed Use Hub

External Interface

ScaleNTS @ A3

1. Upgraded Rear Courtyard/Access to Pyrmont Street2. Access from Pyrmont Street. Possible access for deliveries, waste collection, BOH arrival3. Public Entry via revitalised Goods Line Arrival Plaza

©2o17 Crone 12FINAL DRAFT - CONFIDENTIAL

Feasibility StudyAdaptive re-use, Mixed Use program

Ground Level (Goods Line) 0 5 15 Scale1:500 @ A3

"

© 2017 Crone FINAL DRAFT - CONFIDENTIAL 13


Level 1 0 5 15 Scale______i___________I 1:500 @ A3

2017 Crone FINAL DRAFT - CONFIDENTIAL 14

Level 2 0 5 15 Scale1:500 @ A3


2017 Crone

15FINAL DRAFT - CONFIDENTIAL

Plantroo


Level 3 0 5 15 Scale1:500 @ A3

© 2017 Crone

FINAL DRAFT - CONFIDENTIAL 16

Feasibility StudyAdaptive re-use, Mixed Use

Indicative Section Through Boiler 0 5 1 5 S c a l eQ

- -

.;111 11111 ;1111 III. III`IIIia

CULTURAL '

0 2017 Crone FINAL DRAFT- CONFIDENTIAL 17

LI

I

' 11:,[112,1 I


—O

UT· •· we

Indicative Section Through Turbine Hall ®0i

5 15 Scale1:500 @ A3

t __I I

0 2017 Crone FINAL DRAFT - CONFIDENTIAL 18

Feasibility StudyAdaptive re-use, Mixed Use Program

Indicative Areas

p r o p o s e d

Mix use GFA 100%14,220 m2

TOTAL GFA 14,220 ma

H e r i t a g e

Tram Depot IRL Harwood Building Sitefloor to floor height

5

total height21.00

overallGBA2,012

museumGFA984

auditorium

GFA

flexible area

GFA

commercialGFA358

FOH

GFA

BOH/PlantArea',u.'4-11 2'.,% ,,r_li

totalmuseumf-auditillexi.comm+FOR+BOH

level 3 16

, 58level 2 11

516.00

3,9072,003

1.159

3,242level 1 6

511.00

4,9282,714

1,200

4,066Ground Mezz 0

6

6.00

7,022

364Ground 0

880704

3,263363592

6,262Basement 1

6,083

total17,869 6,581 704 3,263 3,080 592 1,062 15,282

total

GSA excl. basement GBA-GFA museum+auda+flexixcomm.F0H+130HEfficiency 79.58%

flexible area: education/commercialfincubatorGeneral Notes :-

1. GBA - Gross Building Area - Total Building Area2. GFA - Gross Floor Area - As per City of Sydney Council Definition3. All Areas are based off scanned PDF drawings and are approx. only4. All areas are based on concept drawings and are subject to final design and survey


OP Stuc y Option 2, Refres -ec Vuseu T


Feasibility StudyAdaptive re-use, Museum program

Ground Floor 0 5 15 Scale1:500 @ A3

....IIIII=NOW=EMIMM......RIM!,_________________________

27 Rent

Sto

0 2017 Crone 21FINAL DRAFT - CONFIDENTIAL

Level 1

0 5 15 Scale___________I 1:500 @


Staff Offlcas3400

II

M u s e u m

1 0 3 3 m .

P lant R oam / BOB

211 so

Cato

library / Study rooms

© 2017 Crone

FINAL DRAFT- CONFIDENTIAL 22

2FINAL DRAFT - CONFIDENTIAL0 2017

Feasibility StudyAdaptive re-use, Museum

0 5 1 5 S c a l e___________1 1:500 @ A3

Level

Mu

iw ................................ 7

SafrOMa


Level 3 ® 0 5 15 ScaleI I _________1 1:500 @ A3

© 2017 Crone FINAL DRAFT- CONFIDENTIAL 24

Basement Plant/Loading/6,0

16511566

tot 13,917,3 14,3to

GBA excl, basement GBA - museum+BOH Use80.11Efficien

Tram DepotHarwood Building

level leveGrou

1160

3,64,77,0

floor to

5 21.00 2,0 1,32,

6,3, 3,8

6,2Museu

museum BOH/Plant total

Feasibility StudyAdaptive re-use, Museum Program

Indicative Areas

p r o p o s e d

Museum GFA

TOTAL GFA

100% 13,920 m2

13,920 m2

H e r i t a g e

General Notes :- 1. GBA - Gross Building Area - Total Building Area2. GFA - Gross Floor Area - As per City of Sydney Council Definition3. All Areas are based off scanned PDF drawings and are approx. only4. All areas are based on concept drawings and are subject to final design and survey

0 2017 Crone 25FINAL DRAFT- CONFIDENTIAL

Feasibility StudyAdaptive re-use, Museum program confined to Heritage building

Spatial Massing Study

Study massing vignette to describe

the spatial relationships between

the tiered floor-plates

®z017 Crone 26FINAL DRAFT - CONFIDENTIAL

03 Stuc y Option 3, Theatre Venue

0 2017 Crone FINAL DRAFT - CONFIDENTIAL 27

Spatial AnalysisAdaptive re-use to incorporate a theatre

image: Google Earth

This study investigates the potential for a performance theatre venue to be incorporated within the existing MAAS site at Ultimo. The precedent used for the preliminary volumetric studies is the Princess Theatre in Melbourne, Victoria. The Princess Theatre has been chosen as a precedent for a number of reasons: - It has a capacity of 1500 people- The programmatic volumes within the Princess Theatre housing stage areas, theatre seating, back of house, front of house and circulation are easily understood as separate volumes in the reading of the building and can more easily be used for high level test fits within the Ultimo building/s.- The main theatre stage and seating are housed within a clear span warehouse style building with volumes of similar style and proportion to the boiler house and turbine hall of the Ultimo power station building.For the purposes of high level siting analysis we have identified the scale and area required for each of these theatre functions. The following pages investigate the capacity of various locations to accommodate these programs.


The adjacent plan, section and axonometric volumes represent the spatials required (based on the precedent) which is used to test the suitability of zones within the heritage power station to accommodate a theatre program of

BACK OF HOUSE

350 M

STAGE

9° M SEA

li

ii

1\‘0,

10)

,B a

FRONT OF HOUSEJAMENITIES/BARRRESTAU

I


Plan: Programmatic/scale breakdown of the Princess Theatre, Melbourne.

Section: Programmatic/scale breakdownAxonometric Diagram: Programmatic/scale

of the Princess Theatre, Melbourne. breakdown of the Princess Theatre, Melbourne.


- Location A: Turbine Hall, Ultimo Powerhouse

The turbine hall shows high level potential for a performance venue to be incorporated. The required volumes as identified in the precedent are similar to those of the turbine hall with the exception of the height of the above stage and fly system. The design would require localised amendments to roof and structure to accommodate more height in this zone. There is an ability to service the stage and back of house areas directly from the Goods Line plaza. The turbine hall also provides more width than the boiler house.

CIPILIUMAI Eil lit 1


O- Location A: Turbine Hall, Ultimo Powerhouse It1

The section above indicates a theatre venue incorporated into the turbine house volume. Spatial Limitations:

1.The fly system structure would be resticted by the underside of the roof truss and would need to extend 5m higher as a rectilinear volume to be in line with the Princess Theatre precedent and general fly structure requirements. This would impact approximately 400sqm of existing roof area. Subject to more detailed design/services/acoustic/heritage studies and specialist theatre design input.

2. Indicative current location of the gantry crane. The gantry crane in the Turbine Hall would need to be considered in design for detailed seating layouts and assessment of sight lines to the stage. Whilst the gantry is currently fixed at the Northern end of the Turbine Hall, it could slide along the length of its perimeter rails further South (out of critical sight lines to the stage) or be relocated.


Ground Level (Goods Line) s 0 5 15 Scale1____i___________I 1:500 @ A3

Feasibility StudyAdaptive re-use, Incorporate a theatre

© 2017 Crone32



Level 1 0 5 15 Scale1:500 @ A3

Mus

aim

SVetoes

L

Comme

PlaM

L

TerrI 1

®2017 Crone 33FINAL DRAFT - CONFIDENTIAL

Level 2 s 0 5 15 ScaleI_____i___________i 1:500 @ A3


0 2017 Crone 34


Level

[ M i c a s

I■ Plant roam

m1111111111


0 5 1 5 S c a l e_____i ______________1:500 @ A3

Museum4 8 5 m .

(seating area below)

S t a g eb e l o w


© 2017 Crone FINAL DRAFT- CONFIDENTIAL 36

BOH Plant totalmuseum-Faudit+flexi+comm*FOH*BOH

3,0736

2,913

6,211

8 4

GBA excl. basement GBA - museum+audit.flext. . u •• • .4; • .tota l


Indicative Areas

proposedTheatre GFA lop% 12,637 m2

TOTAL GFA 12,637 m2

Heritage

Tram DepotHarwood Building Site

IRL floor to Ifloor height total height

overall GBA

museum flexible area* commercial theatreGFA GFA GFA GFA

level 3 16 5 21.00 1,446 467 358level 2 11 5 16.00 3,528 1,003 1,159 671level 1 6 5 11.00 3,843 804 1,286 926Ground Mezz 0 6 6.00 7,022Ground 0 987 1,165 363 3,448Basement 1 6,083total 15,839 3,261 1,165 3,166 5,045 765 13,402

Efficiency 79.78%

" flexible area: education/commercialfincubatorGeneral Notes :- 1. GBA - Gross Building Area - Total Building Area2. GFA - Gross Floor Area - As per City of Sydney Council Definition3. All Areas are based off scanned PDF drawings and are approx. only4. All areas are based on concept drawings and are subject to final design and survey5. building efficiencies are indicative only and based on projects of similar scale6. BOH/Plant are not part of the final GFA proposed above


- Location B: Boiler House, Ultimo Powerhouse


- AREA-

Spatial AnalysisAdaptive re-use to incorporate a

- Location C: Harwood Site, Ultimo

The Harwood building site provides more spatial flexibility to incorporate a theatre venue. The site is deep enough and provides more than enough length to accommodate the required front of house and back of house theatre programs. The site also has the ability to be serviced via Macarthur or Mary Arm Street offering 2 ideal site locations. These locations are represented in

®z017 Crone 38

AREA - A: Indicative Theatre Venue = 2500sqm footprint AREA - B: Residual rectangular footprint =

L_J

—Front of

ARS

FITROT - 117f

n

Diagram: Theatre venue on the Harwood site (serviced from

r _J

1t 1

1 P SP.O. I Pl. I

, 1 -I .

Diagram: Theatre venue on the Harwood site (serviced from Mary

I

7r40 — pITY — —

04 Stuc y Option 4, Warm Shell


Preliminary Feasibility Study

Warm Shell Study Option

The preliminary assessment has identified structures, objects and joinery items to be removed or relocated that are seen as non-critical for a warm shell to be retained. Structures that appear to have services or critical circulation tied to them have been shown as retained.

See Plans on following pages

This approach is subject to specialist consultant input

© 2017 Crone 40FINAL DRA

FT - CONFIDENTIAL

Existing Conditions

MOM NI.

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F

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IBM Items to be removed, relocated or outside of heritage building study area

Non-Heritage items

Basement

® 0 5 15 Scalei____________________________________I_______________I 1:500 @ A3

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Engine House

14. II .••• •••••••••••••. . . . • • • • • • •

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Existing Conditions

Ground (Goods ® 0 5 1 5 S c a l e I i_______________________1 : 5 0 0 @ A 3

ONACE•01011

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MN Items to be removed, relocated or outside of heritage building study area

0 2017 Crone 42FINAL DRAFT-CONFIDENTIAL

Existing Conditions

Level S 0 5 15 Scale

1 1 1 1 1 1 1 1 1 1

K

Non-Heritage items

NOM Items to be removed, relocated or outside of heritage building study area

®2017 Crone 43ANAL DRAFT- CONFIDENTIAL

Existing Conditions

0 5 1 5 S c a l eLevel

· ,vat

s4 LOugGE 1·

r... mai alias

·

4. .11. 46 4. ail ALL 41•10"PiXr•ri-,19.V:177s

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MI= Items to be removed, relocated or outside of heritage building study area

© 2017 Crone 44

FINAL DRAFT — CONFIDENTIALExisting Conditions

·

Non-Heritage items

Level 3

WRAN BUILINNO

• . .

.1==1•1•11110.,

•

Key

MI Items to be removed, relocated or outside of heritage building study area

®2017 Crone 45FINAL DRAFT - CONFIDENTIAL

Existing Conditions

Non-Heritage items

Level 4

I I

mem

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11111.1 Items to be removed, relocated or outside of heritage building study area

©2o17 Crone 46FINAL DRAFT- CONFIDENTIAL

Adaptive re-use

Existing Areas

Heritage GFA t00% 22,974 m2

TOTAL GFA 22,974 m2

Heritage

Tram DepotHarwood Building Site level 5

extension GFA

total GFA Use

6 3 8 1 , 2 8 2 1 , 7 9 6 5 , 0 5 3 7 , 0 0 37,202

Museum

Plant/Loading/Storage10,089 22,974

Ilevel 4

level 3

level 2

level 1

Ground

8 39 1 , 73 6 2 , 92 0 4 , 5

extensionGBA

745

heritage GFA

904 517831 1,127

3,186 2,1114,403 3,4012,305 5,729

12,8816,84 12,37tota l

FINAL DRAFT -

' floor to heritagefloor height total height GBA

6,8006,083

249

totalGSA excl. basement GBA excl. basement GBA - GFA GFAUse

Efficiency 78.63%

General Notes :- 1.GBA - Gross Building Area - Total Building Area2.GFA - Gross Floor Area - As per City of Sydney Council Definition3.All Areas are based off scanned PDF drawings and are approx. only4.All areas are based on concept drawings and are subject to final design and survey5.building efficiencies are indicative only and based on projects of similar scale6.BOH/Plant are not part of the final GFA proposed above

© 2017 Crone 48

Feasibility Study

Adaptive re-useGFA Heritage: 5645m2

Existing Building GFA Area - Ground (goods line) GFA Extension: 1473m2

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Existing Building GFA Area - Level 1GFA Horan!: 3401m2

'GFA Extbnsidn: 3t02rii2

2 4 8 8 10 12 13 10 15 16 17 16 18 20 216 22 .23 74 25

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Feasibility Study

Adaptive re-use GFA Heritage: 2111m2

'GFA Extensitin: 2942M2 Existing Building GFA Area - Level 2

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CD 2017 Crone 51

FINAL DRAFT - CONFIDENTIALFeasibility Study

Adaptive re-use

Existing Building GFA Area - Level 3GFA Heritage: 1127m2

GFA Extenstbn: 6t9ni2

4 SO q 13 14 19 17 111 19 20 214 22 23 24 25

0 2017 Crone 52


Feasibility Study

GFA Heritage: 517m2 GFA Existing Building GFA Area - Level

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