Design Strategies and Construction Requirements for Multi-Storey Buildings
Breaking theoretical ice as one of the first Multi-Storey residential towers in Toowoomba, PROJECT MS16 has demanded attention from the community and driven people to consider living in the CBD. Balancing statutory requirements and construction costs against the opportunity to create a statement in design, PROJECT MS16 sits proudly in the cityscape and will not be the last of its kind.
Working with an existing site in the Toowoomba CBD, the client wanted to explore the creation of a medium rise apartment building. The build needed to remain cost effective to allow it to compete with traditional ‘unit’ stock in the suburbs of Toowoomba, less than 5 minutes’ drive away. All apartments needed to be as large and as comfortable as possible, maximising floor area and ceiling heights. Abundant car parking was non-negotiable, along with a facade that reflected modern design trends appealing to possible tenants. Outlooks across the city were needed from all apartments.
Multi-Storey construction methods were not unfamiliar to the client. However, the associated costs had typically turned regional developers off, as they struggled to compete with suburban single-storey options. But with vibrant living available to those who inhabit the city, it now allows for a product to be delivered that can reset the market. Accordingly, care needed to be taken to ensure that the product produced did not cause construction costs to be exceedingly expensive, whilst still creating a desirable locality. NCC thresholds around construction and service were carefully arranged to ensure outcomes were maximised.
Mid-rise commercial multi-storey construction in the Toowoomba CBD is not common. Construction strategies were developed with the principal contractor and included innovations such as minimal floor to floor heights, low profile acoustic detailing, full height upper floor party walls to underside of roof etc. Specifically, the building is anchored around a single Fire Stair, and this required all apartment doors to be within 6m to negate a second stair being provided. Curtain battening was utilised to give the building a rhythm in a way that was cost efficient and paired with expressed slab edges. Extensive BIM coordination was incorporated.
The ground floor features an ‘open deck’ car park (not requiring mechanical ventilation or sprinklers) along with pedestrian entry. Each floor above featured a central corridor with access to a lift and exit stairs with four surrounding apartments. Apartments ranged from 1-3 bedrooms, each with an open living area and balcony. Setbacks were maximised whilst still allowing for multi directional access to views through non fire rated glazing where possible. Internal layouts were simple with direct access from public to private spaces, reducing internal circulation. The Level 1 foyer is a show piece.
The creation of pedestrian scale in a large multi-storey building can be challenging. PROJECT MS16 carefully located a pedestrian entry zone along the building’s southern side to ensure pedestrians feel connected to the building mass during arrival and departure. The gate house features a formed concrete roof with the same feature battening which forms a skirt across the front of the ground floor being incorporated here for consistency. Transitioning through into a garden covered by a pergola of cantilevered portals, access from here is provided to both the ground floor and first floor lobbies.
The building is four storeys high and has a simple floor plate shape. Playfulness was created through the addition of curved battening to corners and expressed slab edges as window hoods, resulting in deep shadows. A straight low pitched skillion roof falls to the north, allowing for the rhythm of the expressed floors to continue up the building mass. The battens run across the western edge of the car park, creating connection with the ground, as well as providing security. Glass balustrades are included to maximise internal access to views and increase the amount of glass in the facade.
If you are contemplating an innovative, responsive multi-storey building design, VHD Studio will work with you to ensure you achieve a building design that not only meets construction requirements, but also exceeds your expectations.