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The development strategy is the demolition of an unsightly, mostly above ground, 10 level concrete car park structure, and its replacement with a new 10 level basement car park with reduced commercial car spaces and office strata car spaces, and a new 15 storey corner office tower with street level shops. The project reduces the number of commercial car spaces and increase the commercial floor area, while maintaining the overall existing FSA. The development strategy transfers floor space from the basement car park to the commercial tower. Three levels of basement car park, comprising 53 spaces, are deleted and replaced with two levels of commercial space comprising 2,200sqm FSA.

The site is near Central Railway Square and is well serviced by both rail and bus transport. It is located in the thriving urban village of Haymarket with its emphasis on retail and commercial activity. The modified proposal for the Quay Street site supports Council strategic shift to reducing cars, increasing reliance on public transport and increasing work space in the city near rail stations.

The project aims to minimise its impact on the adjoining buildings, particularly Sydney Central Apartments at 93-105 Quay Street, with short stay, serviced apartment accommodation. Two hours of solar access is maintained to the living area balconies and living rooms of apartments. It consists of 8,805sqm FSA of offices (cf 6,600sqm previously approved) over 14 levels and 161 car spaces (cf 214 car spaces previously approved) over 10 basement levels.

The building form and skin is modified with incisions and setbacks to respond to the scale of adjoining street wall and heritage building. It is presented as an object that is attached at lower levels and freestanding at upper levels, visible on all four faces. The side boundaries elevations are developed as solid masonry wall, perforated with small windows to the heritage building to provide light and scale.

The modified building maintains a modern expression, based on a strong single form. It maintains a clear material identity - a jacket that wraps around all elevations of the building, with a vertical emphasis. The building is clad in a glass and metal skin that unifies the multi-facets of the building perimeter. The building form and skin is articulated and layered to relate to the scale and materials of adjoining buildings in Quay and Thomas Street. The building skin is incised at the 24m height of the adjoining street wall on Quay Street to reveal the building’s structure and extend the offices onto a generous roof terrace. The building skin is undercut at level 2 floor on Thomas Street to scale the building form to the adjoining 2 storey heritage building.

Proposed energy saving measures include: reduction in air conditioning loads by use of low-E glass to the north, east and west elevations; decentralised and zoned air conditioning system with fan coil units in each office suite and a central air handling unit on each floor, allowing offices to be individually conditioned and hence reduce unnecessary usage outside of hours; reduction in lighting running costs by use of ample perimeter glazing; and mixed mode cooling and heating to reduce of the building’s operating costs (HVAC, Mechanical and Electrical), which are 60% of life cycle running cost.


Type: Work / Hybrid
Location: Quay Street, Haymarket, Sydney, Australia
Status: Completed
Year: 2007
Client: Bernleigh Developments
Number storeys: 14
Site area: 880 sqm
Floor area: 9,240 + 15,840 sqm
Digital imagery:
Stanisic Architects

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