Architeria Architects

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A litmus test beckons for <a href="https://www.urban.com.au/new-apartments/reservoir-vic">Reservoir</a> as the suburb's largest apartment release becomes reality.

<a href="https://www.urban.com.au/projects/the-plenty-residences-830-plenty-road-reservoir">The Plenty Residences at 830 Plenty Road</a> has progressed to marketing, with the release of the first stage of the project's 347 dwellings across the site which sits atop the Summerhill Village Precinct.

Reservoir's largest apartment development, The Plenty Residences represents what developer <a href="https://www.urban.com.au/developers/jlf-property-group">JLF Property Group</a> hopes is the end game for the site which has changed hands and seen various proposals over the best part of a decade.

Apartments, townhouses and commercial suites constitute the project, with multiple buildings set around a central green space.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image6_16.jpg" rel="gallery-all" title="Green space is key to the project. Image: Architeria Architcts"><img alt="" class="image-article-full-width-580px" height="553" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image6_16.jpg?itok=bIBF1Q9t" title="Green space is key to the project. Image: Architeria Architcts" width="580"></a>

<figcaption>Green space is key to the project. Architeria Architects/JLF Property Group/FKD</figcaption></figure><a href="https://www.urban.com.au/architects/architeria-architects">Architeria Architects</a> have conceived The Plenty Residences, having previously worked with JLF Property Group at the documentation stage of <a href="https://www.urban.com.au/buildings/central-avenue-19-irving-avenue-box-hill">Central Avenue Apartments</a> in Box Hill.

On tailoring The Plenty Residences to meet current market demands in a suburb not given to such large apartment projects, Architeria Architects Managing Director Mel Gawi provided the following:

<blockquote>
The partnership in this project was based on open and flowing communication, hours of lengthy discussions, often after hours; all  to achieve the best outcome for the project.

The Plenty Residences has gone through intensive  design development where buildability was significantly improved. This was achieved by Architeria Architects  in collaboration with mechanical and services engineers, as well as the Client Group.

The apartments have been designed to cater for both investors and owner occupiers, and there is a vast diversity of apartment types. The Plenty residences offer a mix of 1, 2 and 3 bedroom apartments plus 17 townhouses along with 11 commercial suites.

The apartments enjoy 360 degree views – city and mountain views, and the apartments have been designed to best capture them.
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/v09_penthouseliving.jpg" rel="gallery-all" title="Uninterrupted views will be a key selling point. Image: Architeria Architects"><img alt="" class="image-article-full-width-580px" height="315" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/v09_penthouseliving.jpg?itok=ZXxFs35i" title="Uninterrupted views will be a key selling point. Image: Architeria Architects" width="580"></a>

<figcaption>Uninterrupted views will be a key selling point. Image: Architeria Architects/JLF Property Group/FKD</figcaption></figure>With no comparative apartment development in Reservoir, The Plenty Residences is expected to become a recongisable landmark upon completion.

<blockquote>
Dynamic forms and shapes creating a strong sense of address; twisted cubes representing falling dices.

A rhapsody of architectural elements; purple reflection, bold curves and  crisp white cubes harmoniously braking up the façade together with earthy concrete and elegant touches of metal cladding. All elements are in a perfect balance that allows each part of the building to  become a hero in its own right.
</blockquote>

In adjoining suburbs <a href="https://www.urban.com.au/new-apartments/bundoora-vic">Bundoora</a> and <a href="https://www.urban.com.au/new-apartments/preston-vic">Preston</a>, various apartment developments have taken root. Reservoir's comparatively late arrival on the apartment scene can in part be attributed to alack of sizeable developable sites.

According to Forecast ID, the 2017 population forecast for Reservoir is 52,215. The Plenty Residences will considerably bolster the suburb's population upon its completion.
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Reservoir enters the fray with The Plenty Residences

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Two highly prominent locations are now free to host substantial residential buildings after receiving planning approval in recent days.

VCAT has green-lighted St Kilda's tallest development to date at 8-12 Punt Road while Darebin City Council were satisfied with the merits of what is set to become Reservoir's biggest apartment development at 830 Plenty Road.

8-12 Punt Road, which is also referred to as One St Kilda Junction first <a href="https://www.urban.com.au/news/st-kilda-junction-subject-to-its-biggest-development-yet">appeared on Urban.com.au during February</a>, with subsequent planning movements landing the Plus Architecture-designed tower at VCAT.

For its part, City of Port Phillip's <a href="https://jaagstkilda.files.wordpress.com/2012/10/cpp-punt-8-12-1227-2015-delegate-report.pdf">report for VCAT</a> determined that it had made the decision to refuse the application based upon the development unreasonably impacting the amenity of the immediate and wider neighbourhood. This can be read as an overdevelopment of the subject site.

In response, <a href="https://www.propertyobserver.com.au/http://www5.austlii.edu.au/au/cases/vic/VCAT/2016/1396">VCAT's decision</a> was to approve the project which consists of a main 26 level tower, with a smaller 10 level extension to its east. In total 203 apartments will be serviced by 397 car spaces across seven basement levels.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image1_5.jpg" rel="gallery-all" title="One St Kilda Junction. Image: Plus Architecture"><img alt="" class="image-article-full-width-580px" height="436" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image1_5.jpg?itok=gjbqshaE" title="One St Kilda Junction. Image: Plus Architecture" width="580"></a>

<figcaption>One St Kilda Junction. Image: Plus Architecture</figcaption></figure>On the opposite side of town, 830 Plenty Road was issued a permit yesterday for an expansive multi-building apartment development. Dubbed <a href="http://www.architeria.com.au/reservoir-reflection-star-island">Star Island</a> and conceived by Architeria Architects, final numbers for the project will see 338 apartments and townhouses, in addition to commercial and retail spaces.

Submitted for approval during June of 2015, 830 Plenty Road had been subject to numerous proposals prior to the current iteration headed by Architeria Architects.

Three separate apartment buildings will front Plenty Road, with a fourth building and 17 townhouses nested in behind.

The expansive 10,194sqm site coupled with its elevated position and low-rise surrounds allows Star Island to hold a very pronounced position along one of Melbourne's major northern transport corridors.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/1507_reservoir_front_architeria_architects_email_1.jpg" rel="gallery-all" title="Star Island. Image: Architeria Architects"><img alt="" class="image-article-full-width-580px" height="327" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1507_reservoir_front_architeria_architects_email_1.jpg?itok=eGjljuLS" title="Star Island. Image: Architeria Architects" width="580"></a>

<figcaption>Star Island. Image: Architeria Architects</figcaption></figure>
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Two major residential projects receive approval

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Glen Waverley is on the cusp of realising a handful of higher density projects within its designated activity centre. The tempered flow of projects doesn't necessarily correlate to the underlying demand for apartments within the suburb, if apartment projects such as Ikon and Galleria are any example.

Both managed to sell in near record time, with the latter selling <a href="http://www.plusarchitecture.com.au/plus-glen-waverley-tower-galleria-sells-100-apartments-in-90-minutes/">100 apartments in 90 minutes</a>.

So demand is present and the structure plan is in place. Can Glen Waverley reach the heights of more established suburbs such as Box Hill and Doncaster, in terms of higher density living?

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/gall.jpg" rel="gallery-all" title="Gone, gone… Galleria. Image: Plus Architecture"><img alt="" class="image-article-full-width-580px" height="335" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/gall.jpg?itok=GgqMGyh2" title="Gone, gone… Galleria. Image: Plus Architecture" width="580"></a>

<figcaption>Gone, gone… Galleria. Image: Plus Architecture</figcaption></figure>Essentially no, not to the same degree.

Box Hill is the unequivocal gorilla of the eastern suburbs apartment market for both number of projects and their sheer size; three more residential projects due to enter the Urban.com.au Project Database will push Box Hill past 30 separate current projects. Doncaster too, punches hard with 22 separate listings. Lower in height yet denser is the order of the day on Doncaster Hill.

Glen Waverley, on the other hand, is shaping as a secondary eastern suburbs apartment hub, similar in many ways to Ringwood.

Peruse the respective structure plans and Ringwood's <a href="http://www.ringwoodgoingplaces.com.au/ImageLibraryAssets/Resources/040816%20Final%20Report%20August%202004.pdf">Transit City Study Area</a> is discernibly larger than the <a href="http://www.monash.vic.gov.au/files/assets/public/building-amp-planning/monash-structure-plans/glen-waverley-principal-activity-centre-structure-plan.pdf">Glen Waverley Activity Centre Structure Plan</a>. It seems the demand is present within Glen Waverley, but the availability of land holdings ripe for higher density development may not be.

That's not to say Glen Waverley won't be without some landmark developments. In addition to <a href="https://www.urban.com.au/projects/sky-garden-227-springvale-road-glen-waverley">The Glen's redevelopment</a> which will deliver hundreds of new apartments, City of Monash has identified the Central Car Park site as an ‘Opportunity Site’ which is mandated to host a tower in excess of 10 levels.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image3jtx.jpg" rel="gallery-all" title="JTX International's Glen Waverley bid. Image: JTX International"><img alt="" class="image-article-full-width-580px" height="334" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image3jtx.jpg?itok=lrl21Kyj" title="JTX International's Glen Waverley bid. Image: JTX International" width="580"></a>

<figcaption>JTX International's Glen Waverley bid. Image: JTX International</figcaption></figure>Seen above is <a href="http://www.jtx.com.au/project/town-centre-glen-waverley/">JTX International's bid for the Central Car Park</a>. In addition to residential towers, a new town square, library and community meeting spaces are likely to be built in accordance with Council's wishes.

While City of Monash have yet to endorse a preferred bid publicly, the above scheme may give an indication as to what can be expected. It shapes as Glen Waverley's defining development.

In terms of what has actually entered planning, the most recent Glen Waverley high-density project currently before the City of Monash is <a href="https://youtu.be/n4OfREEe9Eg">15-17 Marriott Parade</a>, with the combined site selling for a record residential sales price of over $7 million.

The 2,169sqm plot is now subject to a four-level planning application with 63 apartments included, split between one and two bedroom options. Located on the periphery of the Glen Waverley Activity Centre, 15-17 Marriott Parade is opposite both the Ibis Hotel and City of Monash's headquarters.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/architeria_front_01-1.jpg" rel="gallery-all" title="A rendered 17 Marriott Parade, Glen Waverley. Image: Architeria Architects"><img alt="" class="image-article-full-width-580px" height="241" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/architeria_front_01-1.jpg?itok=PCRCa-Je" title="A rendered 17 Marriott Parade, Glen Waverley. Image: Architeria Architects" width="580"></a>

<figcaption>A rendered 15-17 Marriott Parade, Glen Waverley. Image: Architeria Architects</figcaption></figure>Mel Gawi of Architeria Architects provided the following comments regarding 15-17 Marriott Parade:

<blockquote>
Architeria Architects were engaged to design apartments on this site and the brief was to create a stunning new landmark for Glen Waverley.

The design has allowed for soft and curvy corners, enhancing the principles of Feng Shui. Further, the building is shaped as a number 8, a prosperous number, as the two curves meet in the middle to expand along the sides. The internal courtyard allows for natural cross ventilation throughout all the apartments and creates an oasis for the residents to enjoy.

It has been an absolute pleasure to design an apartment building of this nature. As the site sits on the fringe of all activity, I believe the architecture will not only blend in with the higher density buildings across the road, but be a positive contribution to Glen Waverley in general.
<cite>Mel Gawi, Principal, Architeria Architects</cite>
</blockquote>
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Could Glen Waverley emerge as another eastern suburban apartment hub?

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Long thought of as a site prime for high-density development, 830 Plenty Road is again subject to a planning application which would radically alter the local landscape should it gain approval. The 10,194sqm land parcel atop Reservoir's Summerhill Village currently sees a variety of vacant low-rise buildings languishing onsite, with all set to make way for 326 dwellings.

Project manager and development manager Ouson Group is behind the proposal which would see four separate apartment buildings delivered along with 17 townhouses under the moniker Reservoir Reflection.

<h2>830 Plenty Road planning application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image10_1.jpg" rel="gallery-all" title="Aerial perspective of the intended development. Image courtesy Architeria Architects"><img alt="" class="image-article-full-width-580px" height="277" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image10_1.jpg?itok=Ez80YU9U" title="Aerial perspective of the intended development. Image courtesy Architeria Architects" width="580"></a>

<figcaption>Aerial perspective of the intended development. Image courtesy Architeria Architects</figcaption></figure><ul>
<li>Application lodged 29th June with Darebin City Council</li>
	<li>Site area: 10,194sqm</li>
	<li>Four apartment buildings of up to 12 levels</li>
	<li>326 apartments: 73*1BR, 15*1BR+S, 194*2BR, 24*2BR+S, 20*3BR</li>
	<li>391 basement car park spaces &amp; 106 bicycle spaces</li>
	<li>Retail and recreational uses at ground level</li>
</ul>
<h2>Design impetus</h2>

Urban.com.au spoke with project point Architeria Architects to gain an insight into Reservoir Reflection:

<blockquote>
Our response to the clients's brief to develop this site, situated next to a recently developed shopping precinct, was to exceed their expectations by designing a landmark apartment complex which includes over 320 apartments and townhouses along with over 1000 Sqm of retail and commercial space.

Communal areas such as a swimming pool, lush landscaped gardens, barbecue and play areas, all enrich the compound. Reservoir Reflection is aiming to introduce signature architecture to the rapidly growing and changing suburb of Reservoir in Melbourne. A rhapsody of architectural elements and materials create an exciting mix of twisted cubes, glass curtain walls, metal cladding and coloured concrete.

My vision was inspired by the movement of waves and their reflection. I pictured falling dices wrapping along Plenty Road, creating that landmark for Reservoir.
<cite>Mel Gawi, Principal Architect, Architeria Architects</cite>
</blockquote>

Key to the design is a reflective purple facade band which is designed to stand out as the signature element of the proposal. Loosely designed in a horseshoe configuration, the buildings surround an internal amenities area which are akin to resort facilities in their design and quality.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image11_2.jpg" rel="gallery-all" title="Artist's impression of the facade treatment. Image courtesy Architeria Architects"><img alt="" class="image-article-full-width-580px" height="321" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image11_2.jpg?itok=I4CeqFOm" title="Artist's impression of the facade treatment. Image courtesy Architeria Architects" width="580"></a>

<figcaption>Artist's impression of the facade treatment. Image courtesy Architeria Architects</figcaption></figure><h2>Second time lucky</h2>

The site in question does have a planning history with approval in recent years for a Fender Katsalidis-designed dual tower scheme. Consisting of 294 dwellings and with the taller tower at 16 levels, the Fender Katsalidis design would have seen 273sqm or retails space and 424 car parking spaces included.

Both the initial Fender Katsalidis design and current Reservoir Reflection represent a marked change to the character and scale of the locality, although Reservoir Reflection's development team have held design meeting with Darebin City Council prior to it's submission in the hope of expediting the planning process.

With 326 dwellings included, Reservior Reflection shapes as one of suburban Melbourne's larger apartment projects, and one that would sit prominently atop the Summerhill Village precinct.
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Reservoir Reflection one of suburban Melbourne's largest proposals

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Since the late 2000s there has been an exceptional rise in completions of high-rise apartments with most of them located in the CBD and inner city. To say that there has been a boom in apartment construction is to put it mildly; the number of skyscrapers and high rise buildings are changing the look of the Melbourne skyline.

According to a survey by City of Melbourne's “<a href="https://www.melbourne.vic.gov.au/BuildingandPlanning/FutureGrowth/Documents/future_living_discussion_paper.pdf">Future Living, City of Melbourne</a>,” the City of Melbourne's residential population since 2001 has approximately doubled to over 100,000 residents who are attracted to its services, conveniences, lifestyle, education and work opportunities. By 2031, it is estimated that an additional 42,000 homes will be built within the municipality to house an additional 80,000 people.

Besides catering for the increasing number of residents, the positive side effect of the boom is without doubt the amount of new jobs that are generated. According to the study students made up 48% of the population in 2006 and 42% of the population in 2012.

Dr Wilson, senior economist of the Domain Group states that "Melbourne's inner suburbs have the best prospects of growth because of the shortage of property there; particularly higher-density property and the aspiration of living in those areas." He states further that despite the high unemployment figures, the undersupply of inner-suburban housing - a market that is relatively immune to underperformance of the local economy - is expected to push prices growth above the city average.

The number of overseas investors, in particular Asian investors, has made it possible to change the look of the city in terms of higher density developments and high rise towers in a short period of time.

With the increasing number of tower approvals and high rise approvals in the inner city, there have been some concerns about the size of apartments and the design quality expressed by planners and architects as well as the public. There has been a predominance of one and two bedroom apartments with the number of three bedroom apartments in the minority, with percentages as low as five per cent or less. This makes it difficult for families to find apartments in the inner city. Not only have the number of apartments raised concerns, but also the size of them in that they tend to be on the smaller side.

These concerns create a reasonable challenge for architects and planners to solve. The importance of a well-designed high density development calls out for creativity; creating affordable apartments that allow for diverse needs via a well thought of design. Creativity is not necessarily limited to something that looks good but also means planning with thought and passion with the aim to satisfy both the needs of the residents as well as developers.

People should have the right to high living standards. As Melbourne has ranked as the world’s most liveable city four years in a row, the boom of high rise apartments should not compromise that title.

We believe that it is our responsibility as architects not only to create beautiful architecture, but to satisfy the needs of the residents. It should also be something that different stake holders and key people in the process should aim to work together to achieve. This would include investors, developers, planners and varying Government bodies and authorities.

Developing guidelines that work for the benefit of the city as a whole as well as for the individual is, in our opinion, a step forward when it comes to Urban Planning Schemes in Melbourne. The growth of Melbourne needs to be encouraged and the housing needs of increasing number of population need to be met.

Some of the most basic needs of human beings are the feeling of safety, sense of being a part of a bigger picture or a community and having the option of privacy. Most humans also have a very similar sense of beauty and aesthetics.

These are all design objectives that need to be taken in to consideration when creating high density living.

Research from the United Kingdom indicates that density may be less significant to resident satisfaction than the type of dwelling, the characteristics of the neighbourhood and the facilities and services provided within easy access from the home (London School of Economics and Political Science, 2002).

This could mean that walkways, court yards, open spaces and the layout of the apartments could have far more significance than thought.

It's fair to say that Melbourne's landscape is changing with the associated change in population, a mixture of development types has become more in demand than ever before. Additionally factors such as public transport, proximity to amenities and activities are the factors that will increasingly determine how we want to live.

We believe that the diversity in apartment types and layouts, combined with attractive community amenities is the right approach. Enhanced life styles can be achieved by offering recreational areas such as gymnasiums and swimming pool as a part of the design. Basement or underground car parks are another way of effective and safe design. Inner city living does not need to mean cramped living and compact could be synonymous to clever.

The use of assorted construction materials is not only vital in the perspectives of the aesthetics but can help creating sustainable living. Double glazed windows and cross ventilation for energy efficiency is one example.

Good design incorporates all different aspects of the residents needs and allows for diversity. We at Architeria Architects are up for the challenge and excited to be a part of building Melbourne, our liveable city through the coming years.

Kate Gawi is the Co-Founder of Architeria Architects and will be a semi-regular contributor on Urban.com.au. Along with Principal Architect Mel Gawi they lead the team at <a href="http://www.architeria.com.au/">Architeria Architects</a> which has a rapidly expanding workbook of Melbourne projects.
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