QVM redevelopment

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Despite being height limited to 125 metres, the raw development numbers for the intended Munro Site tower opposite Queen Victoria Market propel the proposal into the upper echelon based purely upon size.

Developer PDG with the backing of Melbourne City Council had initially mooted a tower just shy of 200 metres for the 6,233 square metre site, only to have the Planning Minister impose a height limit of 125 metres. This has not perturbed the development team, with gross floor area for the proposal before DELWP approaching 100,000 square metres.

Design firms Bates Smart and Six Degrees Architects are responsible for the respective east and west portions of the Munro Site.

Costed at $230 million, the development has been supported of Melbourne City Council from the outset as part of their wider redevelopment intentions for the entire Queen Victoria Market Precinct. Whilst plans to push on with the market's redevelopment were snagged last week due to a Heritage Victoria edict, the Munro Site's progression is a separate application.

<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/image140_0.jpg" rel="gallery-all" title="CBD skyline with Munro to the fore. Planning image: Bates Smart / 6 Degrees Architects"><img alt="" class="image-article-full-width-580px" height="368" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image140_0.jpg?itok=3gMhSCg7" title="CBD skyline with Munro to the fore. Planning image: Bates Smart / 6 Degrees Architects" width="580"></a>

<figcaption>CBD skyline with Munro to the fore. Planning image: Bates Smart / 6 Degrees Architects</figcaption></figure>From the outset Melbourne City Council had sought a truly mixed-use development for the Munro Site who's major frontage absorbs 93-143 Therry Street, and this is very much reflected within the development application on behalf of PDG.

410 apartments are spread across the two buildings, with 48 dedicated to affordable housing. Three bedroom dwellings are well represented with 56 in total, whilst 86 and 220 single and double bedroom apartments are also intended.

Melbourne stands to gain another new hotel or serviced apartment location, with 81 hotel rooms/suites shrouding the podium of the taller Bates Smart-designed tower.

It is though at ground level and subsequent podium levels where the development drives home key initiatives sought by Melbourne City Council. 5,332 square metres of space is considered communal in nature; the bulk of that space is within the Six Degrees Architects-designed western building.

<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/image143_1.jpg" rel="gallery-all" title="Ground level perspective. Planning image: Bates Smart / 6 Degrees Architects"><img alt="" class="image-article-full-width-580px" height="442" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image143_1.jpg?itok=_EqBFOue" title="Ground level perspective. Planning image: Bates Smart / 6 Degrees Architects" width="580"></a>

<figcaption>Ground level perspective. Planning image: Bates Smart / 6 Degrees Architects</figcaption></figure>Council's desire for a new retail precinct has also been fulfilled with a mass of tenancies at ground level, in addition to two taverns. One effectively replaces the Mercat Cross Hotel and includes capacity for 350 patrons, whilst a new restaurant/bar for 180 patrons fronts Therry Street.

Parking for 666 vehicles has been rolled into the project, as has the capacity for 412 bicycle bays, with associated end of trip bicycle facilities.

Parking will be located within four basement levels and above ground within the podium of the east tower. Access to parking is split between Queen Street and Therry Street.

Of the existing buildings, the only aspect expected to be incorporated into the new build is Munro's Corner.

<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/image136_2.jpg" rel="gallery-all" title="A retail heavy ground floor. Planning image: Bates Smart / 6 Degrees 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/image136_2.jpg?itok=uC6GmUVA" title="A retail heavy ground floor. Planning image: Bates Smart / 6 Degrees Architects" width="580"></a>

<figcaption>A retail heavy ground floor. Planning image: Bates Smart / 6 Degrees Architects</figcaption></figure>Site permeability and street activation are key to both enlivening the site and ensuring the maximum number of retail tenancies at ground level.

<blockquote>
The proposal provides for excellent street activation across all frontages along Therry Street, Queen Street and the new north-south laneway and north-south arcade that is consistent with the above requirements.

As the site along Queen Street is only 52 metres and there is no specific requirement within QVMPFP for an east-west pedestrian link there is no technical requirement for a link to be provided along this frontage. The proposed development incorporates a 6 metre wide north-south pedestrian laneway in the centre of the site along Therry Street that connects to a new eastwest laneway running along the southern boundary of the site which also connects to the existing laneway network to Franklin Street.

In addition a pedestrian arcade is also provided through the centre of the Munro East site.

Munro Site planning report
</blockquote>

The format of the north-south spur passage suggests that should any developer with to redevelop the adjoining Franklin Street property, they may be urged by Council to extend the pedestrian link further south in order to create a complete through block pedestrian thoroughfare.

<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/image139_2.jpg" rel="gallery-all" title="Internal passage softened by greenery.Planning image: Bates Smart / 6 Degrees Architects"><img alt="" class="image-article-full-width-580px" height="366" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image139_2.jpg?itok=xuNOcwch" title="Internal passage softened by greenery.Planning image: Bates Smart / 6 Degrees Architects" width="580"></a>

<figcaption>Internal passage softened by greenery. Planning image: Bates Smart / 6 Degrees Architects</figcaption></figure>
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silvermb

Big numbers sought for PDG's Munro Site development

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Last year Urban.com.au reported that the City of Melbourne had voted in favour of revised draft plans for the Q2 area of the Queen Victoria Market Renewal Project. The endorsed scheme reduced the size of the footprint of works in exchange for a deeper excavation for the below-ground facilities at the western end of Sheds A, B, C &amp; D. 

As a result, the eastern sections of the sheds, adjacent to Queens Street, no longer require removal meaning that fewer fruit and veg traders will be disrupted.

This, in turn, has resulted in Breathe Architecture's design for the Market Garden Pavilion - to be located along Queens Street - being reduced down to 111m, from the initial length of 254m originally proposed. The $7.4 million structure will be built on the northern end of Queen Street, providing space for displaced traders once the redevelopment of Q2 commences.

According to documentation prepared by town planners Contour acting on behalf of the City of Melbourne, other key changes to the original design are summarised below:

<ul>
<li>Slight reduction in the width of the pavilion from east to west from 19 metres to 17.7 metres.</li>
	<li>Removal of seven plane trees in the location of the proposed pavilion in accordance with recommendations of both the project arborist (Tree Logic) and Council’s arborist.</li>
	<li>Reduction in the extent of ‘netting’ associated with the greenhouse.</li>
	<li>Relocation of the amphitheatre bleacher seating from north to south and reversal from the west to the east side.</li>
	<li>Reversal of northern stair from the west to the east side.</li>
	<li>Conversion of the double height bay where the plane trees were located to additional greenhouse area.</li>
	<li>Retention of the amenities block.</li>
	<li>Removal of cool rooms from the market carpark.</li>
	<li>The three-bay Greenhouse structure is modified to include five bays over the width and length of a steel platform.</li>
</ul>
<blockquote>
Market Garden serves as a temporary trading pavilion that initiates a layered programmatic and experiential outcome for the trader, shopper and visitor.

Through contextual ground floor markings and super graphics that reference and describe the narrative of the current site, traders will have a defined place of business beneath a productive and seasonal greenhouse.

Market Garden is not about redefining the way traders interact with their customers, it’s about respecting and maintaining the iconic market experience, movement and feel, ensuring that stallholders are able to continue trading as they know and enjoy in a temporary environment.

- Breathe Architecture Design Response
</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/market_garden_pavilion.jpg" rel="gallery-all" title="The Market Garden Pavilion adopts a prefabricated and standardised construction system enabling speedy and efficient construction. Image : Breathe Architecture"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/market_garden_pavilion.jpg?itok=WpK6l8Z3" title="The Market Garden Pavilion adopts a prefabricated and standardised construction system enabling speedy and efficient construction. Image : Breathe Architecture" width="580"></a>

<figcaption>The intended Market Garden Pavilion. Image: Breathe Architecture</figcaption></figure>Breathe Architecture's design for the Market Garden pavilion comprises two key parts; the 1,560 sqm Trading Hall and the upper-level Greenhouse.

<h2>Trading Hall</h2>

Fruit and vegetable stalls affected by market renewal works (sheds A – D) will be relocated in a flexible and adaptable open trading floor - sheltered, shaded and cooled beneath a high canopy. Visual and pedestrian permeability will be maintained to the upper market while also providing functional solutions for events, and trading logistics of loading and unloading.  

Upper-level access and amphitheatre seating will be included at the south end of the pavilion providing a gathering and event space.

<h2>Greenhouse</h2>

The intended Greenhouse is based on other urban farm models around the world.

Located above the trading floor is an enclosed, functioning greenhouse with a portion of hospitality trading. It's expected the greenhouse will become both a productive and educational tool laden with crops that can be seen, touched and smelled.

Market Garden will promote conversation around food security and how we obtain it plus how we consume and dispose of excess food. It will be reflective of the market life cycle, growing and functioning both day and night while also providing welcome relief from heat island effect. 
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Laurence Dragomir

QVM's Market Garden Pavilion reduced to half its original size

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Developer PDG has circulated preliminary images of a tower proposed to grace the Munro site adjacent to the Queen Victoria Market.

This follows on from a planning application being submitted for the City of Melbourne-backed development which includes frontages to Therry Street, Queen Street and the rear of Franklin street. The application is with the Planning Minister's office after Minister Richard Wynne imposed a height limit over the site which was originally intended to host a 196 metre tower.

In the revised design, PDG have elected to run with a kidney-shaped tower of approximately 40 storeys which would adhere to the recently imposed 125 metre height limit.

<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/qvm1.jpg" rel="gallery-all" title="The revised pedestrian piazza. Image:PDG"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/qvm1.jpg?itok=r2oUom09" title="The revised pedestrian piazza. Image:PDG" width="580"></a>

<figcaption>The revised pedestrian piazza. Image:PDG</figcaption></figure>The revised podium frontage to Therry Street sees an all-new interpretation, dropping the Mercat Cross-matching brick aspects across the lower levels. Conversely, a heightened level of greenery looks to be injected as per the render.

Under initial plans a smaller adjacent building to the main tower consisted of an affordable housing contingent, which should include approximately 56 spaces. A taller, more discernible building has now been included across the revised design to the west of the main residential building.

Original plans for the Munro site were designed by Bates Smart and Six Degrees Architects, with that design team likely to still be in place.

<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/pdg-portfolio_queen-victoria-market_d5-wpcf_1920x848.jpg" rel="gallery-all" title="Ground level interface with the market. Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="256" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/pdg-portfolio_queen-victoria-market_d5-wpcf_1920x848.jpg?itok=YzZ3Tiuu" title="Ground level interface with the market. Image: City of Melbourne" width="580"></a>

<figcaption>Ground level interface with the market. Image: City of Melbourne</figcaption></figure>The lower levels to the Therry and Queen intersection remain ostensibly unchanged.

In the application lodged with the State Government early in the new year, a substantial car park, childcare centre and tavern have been included, reflecting earlier intentions backed by City of Melbourne.

Under those intentions the residential tower was to be supplemented by "56 affordable rental units; a hotel; a 120-place childcare centre; a maternal, child health and family services centre; community and creative facilities including artist spaces, a gallery, an auditorium and a community kitchen; and approximately 2,500 square metres of public open space including laneways and pedestrianized spaces."

It's not clear if the hotel component has been retained within the indicative new design.

PDG have indicated that they hope to launch the tower toward the tail end of 2018. The Munro site tower joins a trio of projects in <a href="https://www.urban.com.au/new-apartments/311-315-barkly-street-brunswick">Brunswick</a>, <a href="https://www.urban.com.au/projects/gadsden-17-37-abbotsford-street-west-melbourne">West Melbourne</a>, and the Toyota dealership on <a href="https://www.urban.com.au/news/pdg-hint-at-their-new-munro-site-tower-design">Elizabeth Street</a> as the developer's forthcoming projects.

<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/b5d71dcbce1d9994aaf6c1643aba2be2.jpg" rel="gallery-all" title="Munro Site's original 196m proposal. Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/b5d71dcbce1d9994aaf6c1643aba2be2.jpg?itok=7AHkOz09" title="Munro Site's original 196m proposal. Image: City of Melbourne" width="580"></a>

<figcaption>Munro Site's original 196m proposal. Image: City of Melbourne</figcaption></figure>
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QVM redevelopment

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