Some months ago my company was offered the opportunity to lease space in what was then “the new development” on the corner of Knox and NSRH, Double Bay.  During the course of negotiations, it immediately became evident that this was no ordinary building.  The design, planning and effort put into this most visually beautiful, ecologically sustainable development, is a credit to the vision of the principals of the Fivex Commercial Property, their architects and builders.

I jumped at the change to align my business with the positiveness provided by the eastern suburb’s premier development combining building functionality and environmental conscience.  I have secured 130 square metres of prime ground floor retail space, which, I am confident, will expedite the required growth of my hairdressing business in the years ahead.

Already, Double Bay is abuzz with excitement at the impending opening of the various types of businesses working on the final stages of their shop fit-outs.

The building’s fit-out guide, at first sight seems voluminous, however, as the project unfolds, I find myself marveling at the foresight and attention to detail contained within the document.  The integrity of the building’s unique design is foremost in the thought and actions of all those involved.

Whilst initially not able to take advantage of the water and sewage sustainability aspects of the building, I will be working closely with the Fivex team to switch across to a much more sympathetic environmental approach in the months after occupying the site.  We have designed the plumbing and drainage in such a way that, as soon as the problems and issues related to our uniquely water dependant business are solved, we should be able to utilise the water recycling system for our business, in doing so becoming, perhaps the first hairdressing operation to become environmentally independent of water/sewage utilities.

We are very please to be a part of this special project and anticipate substantial business advantage from our association, but as importantly, it feels right.

John Connolly

Director

Andrea Connolly Hair

Shop 6, 376-382, New South Head Road

Double Bay

Tel: 02 9326 1799

Although the building was designed for the two towers, and with sufficient structural capacity built-in,  the second (northern) tower was never built.

The bank has occupied the majority of the ground floor, and the 3 podium/12 office floors for most of the ensuing years.  A small ribbon of retail skirted the bank at ground floor level, with basements for cars, safety deposits, and building services.

In the late 1990’s following construction of its new Melbourne headquarters at 385 Bourke Street, the CBA relocated many of it’s departments, and reduced the size of the ground floor branch.  This allowed for the introduction of a new Coles City Supermarket, which has greatly enhanced the retail performance of the building and significantly changed the character of the pedestrian environment.

In 2001 Fivex Commercial Property purchased 2-26 Elizabeth Street, re-naming the building “Riverview”, and proceeded to undertake major building improvements to redress several design shortfalls, including:

-       The office tower’s concrete façade had been decaying, and was subject to a Council Notice requiring rectification works

-       Ground floor retail areas were substandard and not properly catering to the large volume of pedestrian traffic, and

-       The building had not seen any interior upgrade of note in its life.

These projects have been tackled progressively over the past 8 years, and the building now provides a high quality, retail and office presence in the lower end of the CBD.

However three important potential enhancements still remain:

-       The failure to construct the second tower has left a large “gap-tooth” in Elizabeth St.  The fulfilment of this original design intent would significantly improve the streetscape.

-       The building extends over 65 metres, making it one of the most distinctive on the city skyline, but the top two floors only accommodate plant rooms, making it dark and poorly capped.

-       The corner of Flinders and Elizabeth Streets is in the top three pedestrian intersections in Melbourne, a significant un-realised opportunity for display of information to the community

1. A Second Tower

The second tower is a distinctive office building.  It’s design attains a contemporary resolution of the numerous physical and environmental influences which are outlined as follows:

-       The planning scheme’s 40 metre limit on height of new structures, and load limits defined through analysis of inherent structural capacity, have resulted in a seven storey – 1,030 square metre floor plate potential building envelope.

-       These seven storeys are located at the northern end of the existing podium, and extend just past grid line 5 (refer drawings), which is where the structural capacity exists.  This results in a distinct building superstructure with no connection possible to the existing tower.

-       A separate building entry is therefore required, which has created a unique 26 Elizabeth Street address without the need for significant sacrifice of retail space.  A new metal and glass canopy is proposed for emphasis.

-       The new building is primarily oriented west, and is shielded on the north by the adjacent ANA House for its full height.  Solar angles are problematic from the west, so rather than limiting façade glazing, a series of fixed vertical blades and horizontal louvres is proposed.  Computer modelling has demonstrated the effectiveness of this approach in eliminating direct solar penetration.

-       To accommodate this band of solar-control measures and allow access for cleaning, an non-habitable extension beyond the usable floor area (and the property boundary) is proposed.

-       User-friendliness is key a strategy in the design of the building, and the ability to open windows and move external screens is seen a major part of this approach.

-       The building is conceived as a three dimensional form.  West façade treatments are transposed around to the south and east facades, providing further environmental benefit as well as performing a privacy function in relation to adjacent buildings.

-       Internally, the floor plates are divided into office suites, accessed off a central corridor.  The core is located against the north wall against ANA House – the only elevation with no external aspect – providing good accessibility from the ground floor and amenity to each of the office levels.  The core provides central facilities including an accessible toilet and shower at each level.

-       No additional carparking is proposed.  A bicycle parking facility will be provided in the building’s basement, and proximity to all forms of public transport will allow a high level of accessibility.

-       A suite of environmental measures in proposed.  A separate report has been prepared to cover these, but in summary:

• High efficiency mechanical and lighting systems with individual tenant metering and control.
• Stripped-out building interiors with exposed heat-retaining surfaces and minimal finishes.
• Openable windows with performance glass, and sliding solar control screens
• Water collection and storage for landscaping and toilet flushing
• Roof garden for reduced heat-absorption and improved user-amenity
• Materials’ specifications based on recycled content and reusability/recyclability
• Showering and parking facilities to encourage bicycle use.

The result is a distinctive new building which sits well between the two adjacent structures.

Its projection beyond the property allows a subtle glimpse from Elizabeth Street without impacting views of the Flinders Street Station tower beyond.

The façade design with its geometric façade composition provides variety to the streetscape and a strong visual link between the historic ANA House and the 1960’s modern Riverview Tower.

1. Riverview Apartments

2-26 Elizabeth Street still contains most of its original mechanical plant and equipment, which was designed in the 1960’s, an era of cheap and plentiful energy.

This equipment is located throughout the building, with much of it spread over the top floor (level 16) and rooftop (level 17).  An analysis of existing plant areas has been carried out by the owner to identify equipment which may be redundant or should otherwise be replaced to improve the environmental performance of the building.

As a result of this exercise, a significant amount of space was “found’.   Attention was therefore drawn to the question:  how to use this space to enhance the performance and presentation of this building.

The building extends over approximately 65 metres fro m the street.  Its physical size in comparison to surrounding buildings, and its unusual coloured precast concrete façade make it one of the most distinctive on the city skyline, particularly when viewed from south of the river.

The top of the building however is dark and utilised, detracting from its visual presentation, particularly at night-time.  The addition of quality residential accommodation provides an opportunity to significantly improve the building top, without adding to its height.

The apartments are conceived as simple geometric glass elements inter-woven with the existing concrete façade.  This provides a high level of transparency (in the day) and a “lantern” effect at night.

Care has been taken to avoid increasing the mass of the building by setting back the new superstructure, which in turn minimises any increased over-shadowing.

The result is two residential apartments, one over two levels (16 & 17) at the south, and the other over one level (17/roof) oriented to the north.  A new shuttle lift is proposed internally to provide access.

1. Corner Signage

The building is well positioned at one of the top 3 pedestrian intersections (by volume) in Melbourne, and with significant vehicular movements along Flinders Street.

There is currently no significant building identification or advertising signage on the building.

New advertising and consumer information signage is therefore proposed taking into account the following issues:

-       Integration of signage design with the existing building facade

-       Preservation of views both to and from the existing building

-       Concealment of any signage from south of the river

-       Exposure to the significant pedestrian traffic volume

The new signage panel is proposed to wrap around the corner of Flinders and Elizabeth Streets, providing a three-dimensional articulation of the corner.  The sign itself forms part of a larger translucent screen element with its frame design generated from the existing façade geometry.

The sign is conceived in two parts – a larger static LED electronic sign with changing displays of advertising material and consumer information, and a smaller ribbon “news feed” as the base which provides continuous updates in s scrolling text format.

Care has been taken to position the sign to preserve vision from the internal office areas.

Baldasso Cortese

Murray Brassington

Partner

14 April, 2010

This latest outcome from council has the project’s developer Fivex Commercial Property disappointed but determined.

Lesli Berger, head of Fivex Commercial Property, “I don’t really know where the process is leading us, but one thing I know is that I never give up. We will not rest until Double Bay has a cinema.”

As part of the application, Fivex Commercial Property commissioned Acoustic Engineers Noise & Sound Services to review the acoustic issues at the site. Fivex Commercial Property then had that report peer reviewed by Wilkinson Murray, who verified the process and recommendations of the first report.

“These are highly respected, if not the most respected companies in their field” said Mr Berger.

While the officer for environmental health has recommended approval for the plans based on reports, the Council Officer for town planning still has reservations about the plans, believing the acoustic issues have not been addressed properly.

“Obviously we are disappointed with the council officer recommending refusal, I’ve had a very productive on site meeting with the councillors and I’ve modified plans and also proposed a number of conditions in order to address issues raised by councillors.”

Mr Berger sees the impasse as a symptom of a bigger problem.

“Innovation is highly discouraged in the current NSW town planning system and with its project we are a victim of that system. Now that is not criticism of Woollahra Council, they do a very good job in a system that, frankly, sucks.”

Woollahra Council’s Development Control Committee is due to meet again on January 18, 2010.

www.streetcorner.com.au

By StreetCorner Staff 16/12/2009

In relation to planning, as Liberals we trust people and want to empower them to make decisions.  Simply, local decision-making delivers better outcomes for local communities.

A future NSW Liberals & Nationals Government is committed to:

1.     Returning planning controls to local residents;

2.     Scrapping Part 3A;

3.     Re-writing the State’s planning legislation;

4.     Appointing a Minister for Planning and Infrastructure;

5.     Appointing a separate Minister for Heritage; and

6.     Implementing campaign finance reforms.

I have also shared your email with Brad Hazzard MP, Shadow Minister for Planning and Infrastructure.

In relation to State taxes, I appreciate your detailed thoughts and analysis about a review- which I have referred to Mike Baird MP, Shadow Treasurer, for his information.

For your information, in my budget reply speech I announced a NSW Liberals & Nationals Government will establish Restart NSW, a capital fund to build essential infrastructure including public transport, roads and infrastructure to support people working in front line services. The fund will have a specific mandate to grow economic productivity in NSW and a clear goal of lifting NSW economic growth to above the national average.

Restart NSW will fund projects such as:

• public transport infrastructure;
• roads infrastructure to address urban congestion, black spots and missing links;
• economic infrastructure to address the economic competitiveness of NSW, including freight, inter-modal facilities and water;
• hospitals and health infrastructure; and
• improvements to workplaces for frontline workers including law and justice officers, teachers, and nurses.

Restart NSW will be funded from:

• windfall tax revenues that exceed Budget forecasts;
• additional borrowing including new Waratah Bonds; and
• proceeds from the $1.2 billion long-term lease of Sydney’s Desalination Plant.

I will keep you informed of any upcoming NSW Liberals & Nationals announcements.

You can view positive and practical plans and policies in greater detail to Make NSW Number 1 Again on my website at http://www.barryofarrell.com.au.

Barry

Barry O’Farrell MP

NSW Leaser of the Opposition

August, 2010

To: L. Berger

Dear Lesli,

Thank you for your note. It was good to meet you this week for the first time and good to talk to you on air. Now, keep me posted. We really ought to clean this Woollahra Council mob out.

In relation to Energy Australia, I think you should write a letter and copy it to me. Be specific and let’s see where we go from there.

Re: the opening, Lesli, be happy to help in any way that you might think is advantageous.

Kindest Regards.

With best wishes,

Alan Jones AO

Lesli Berger, head of Fivex Commercial Property, owner-developers of the site, told StreetCorner “overall I’m obviously disappointed that (Monday night’s) outcome wasn’t in our favour, but at the end of the meeting it was a positive outcome…..councillor concerns around aspects like light spill, and weather proofing, these are all things that are negotiable and we’re not open to ideas.”

The plans enjoy the support of the mayor, and many locals, over 600 signed a petition in support of the idea. One local business owner, who wishes to remain anonymous, told StreetCorner that she believes it’s just what the area needs.

“Double Bay needs something like this, it will bring new people into the area, which is great for all of us……most people I talk to about it think that it would be terrific to have a cinema here again.”

The council is due to meet again this Monday night to consider the project plans. Berger is cautiously hopeful on the outcome.

“At the end of the day we want to be good neighbours, we’re being as responsible as possible……I still have hope that we can achieve an approval but there’s no guarantee.”

www.streetcorner.com.au

By Street Corner Staff – 10 December 2009

Proposed changes made to the proposal in consultation with council officers include redecorating the façade, reducing the height of the roof, activating the retail frontages and increasing shop sizes in the rear of the building.

Fivex Commercial Property executive director Joshua Berger said the decision to purchase the shopping arcade was due to its enormous potential.

The project was given to “improve the orientation of the centre as it relates to the street, activate the critical retail frontage facing Echo Point Road, create internal spaces that will allow an appropriate retail mix and ensure a modern well-designed and attractive building that everyone can be proud of is developed.”

Mr Berger said up to 100 jobs could be created when the centre is running at full capacity.

“It is strategically important that the tourist facilities in and around the Three Sisters properly meet the sophisticated needs of both local and international tourists,” Mr Berger said.

The Blue Mountains Gazette – 30 July, 2008.

The cinema, to be built on top of 376-382 Double Bay by Fivex Commercial Property, looked like it might be refused at council on Monday night after it had received a split vote at the Development Control Committee the week before.

Those voting to refuse cited issues with noise and light pollution.

However, the council has voted to defer judgment after it received legal advice indicating that a SEPP 1 objection, an application under State Government policy that allows for exemptions for local planning controls, needed to be lodged.

The application has been deferred until the Development Control Committee meeting on January 18, 2010.

Wentworth Courier – 15 December, 2009

By: Jennifer Bennett

The National Trust is campaigning to reopen two of Sydney’s most architecturally spectacular playhouses, the Roxy in Parramatta and the Hub in Newtown, while Double Bay may get a rooftop cinema.

The trust’s advocacy manager, Graham Quint, said the rebirth of the Roxy and Hub would only provide a boon for smaller Australian and independent films, which are often shunned by bigger cinema, but would breathe new life into some of Sydney’s unique buildings.

“Many of these cinemas were built during the great depression, when people were looking for an escape,” he said. “they’re exquisite examples of a style of building that just isn’t done anymore.”

Meanwhile Fivex Commercial Property has drawn up a plan for a new rooftop cinema in Double Bay. The development application has been deferred for consideration by Woollahra Council because of concerns about noise, but the Mayor, Andrew Petrie, said the proposal had its support in principle.

The suburb’s Village Twin cinema closed in 2004, the same year a Greater Union multiplex opened in Westfield Bondi Junction.

“It was devastating for shopkeepers, all the cafes and restaurants – it killed Sunday trading immediately,” said Cr Petrie.

“Frankly, I’m supporting the concept of anything that will assist help revitalising Double Bay.”

The project developer, Lesli Berger, said he was confident there was a market for “high-end” boutique cinema in the eastern suburbs.

Many of Sydney’s most significant cinemas, such as the regal Grosvenor Theatre in Summer Hill, were lost to the wrecking ball. Others, such as the Valhalla in Glebe, which closed in 2005, were converted for other uses.

Paul Brennan, who has worked with some of Sydney’s most successful surviving suburban cinemas, including the Cremorne Orpheum, traces the demise of theatres to the arrival of the multiples and colour television in the 1970’s. “Right on the heels of that came video in 1983-84, and the industry didn’t pick up again for years,” he said. The survivors have one thing the multiplexes can’t complete with, said Mr Brennan – “style”.

Sydney Morning Herald, 19 December, 2009

By Josephine Tovey