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Thursday, April 7, 2011

The Apartments - NewActon - Canberra


Who: Molonglo Group (developers) and Fender Katsalidis Architects
Types: 1 bdrm/2bdrm/3bdrm
Price range: approx $660k - $970k
Size: approx 78sqm - 140sqm
Strata: Approx. $TBC
Available: Now
Display Suite: Apartment 1110, 19 Marcus Clarke Street Canberra

The Apartments are located in the City West in central Canberra, a pocket of which is undergoing urban renewal and newly dubbed NewActon (apparently one word). This truly is a wonderful location - views to the surrounding hills on all sides, and Lake Burley Griffin just over the road (albeit a busy road). In this precinct there are several new apartment buildings, including the Nishi Apartments nearby, touted as an 8 star NatHERS (Nation Wide Home Energy Rating Scheme) rated building, currently in the early stages of construction. There is also obvious attention in the developing precinct to landscaping, creativity, and revitalisation, with cafes such as Urban Food - an organic food store and cafe that wouldn't look out of place in Surry Hills, a courtyard cinema, and the Flint Bar. Even the lobby of The Apartments is filled with artworks from the Molonglo collection, and have a strong design feel to them.
The striking lobby in The Apartments

Artwork on the other side of the lobby in The Apartments

The architects responsible for the apartments, Fender Katsalidis Architects are a highly regarded Melbourne-based architectural firm. Their past work is reflected in the highly textural, and almost sculptural approach to the building form - with its curving glass facade, and use of timber, reflective glass and concrete. There is a clear communication of the vision between architect and client here in the way that artwork is not only brought into the public urban and interior spaces in the precinct, but also then in the way the architect and landscape architect has reflected this intention in the design of the lobby spaces, the finishes in the apartments, the design intent shown in the public outdoor spaces, the overall form of the apartment tower, and even the design of the retail spaces such as the courtyard of the Flint bar.
Landscaped roof on top of The Apartments podium, below the main tower


The Apartments have a strong focus on quality and design. Full height curved glass windows in the bedrooms provide stunning views to either the lake or the mountains beyond Canberra. The spaces are generous and well finished. The use of exposed concrete ceilings and beams in the main kitchen and living area is a reminder of the intentions of the NewActon precinct, which is to bring a new, slightly gritty and creative edge to an old part of what is otherwise regarded as a city lacking the urban density to achieve the 'inner city' vibe that comes more naturally to places like Sydney and Melbourne.
Master bedroom in the 3 bdrm apartment
Living room with exposed concrete ceilings and columns
The only apartments currently still available are those in the tower, such as the one reviewd here. The loft style, podium, and terrace apartments have all sold out. Keep a look out for other upcoming developments though if this precinct appeals, such as the Nishi apartments.

1 bedroom apartments at 78sqm are approximately $660k. 2 bedroom apartments at 100sqm are approximately $840k and bedroom apartments are around the $970k mark.

Saturday, March 12, 2011

Cradle to Cradle - book review



Title: Cradle To Cradle - Remaking The Way We Make Things
Authors: Michael Braungart & William McDonough
Publisher: Vintage Books, London

One of our aims in this blog is to highlight aspects of sustainability in new apartments. They're not necessarily the first questions you ask the developer, agent or architect when you're looking to buy, but we want to emphasise this in the reviews we do as a way of offering a perspective beyond the usual real estate listings. Of course price and location are important, but what about liveability, the quality or healthiness of the interior finishes, and the sustainability, both environmental and social, of the building?

For this reason, I found this book so fascinating in the way it takes a new approaches to the familiar idea of being eco-friendly, and thought it warranted a discussion on the blog. It is called Cradle to Cradle and is written jointly by a scientist, Michael Braungart, and an architect, William McDonough. I expected when I began this book to read about many of the approaches to sustainability that I already knew about. That sounds a little presumptuous, I know - but in the sustainability field there seems to be a lot of similar, albeit great, ideas going around. This wouldn't be so bad if the world was attempting to realistically achieve any of them...but that's another story I suppose.
This book, however, does not simply go beyond the existing approaches - it clearly and engagingly outlines an argument against mere "sustainability", against the lowly ambition of being 'neutral' or 'zero', and against the idea that you must hinder growth and development in order to save the world. And I say this as a strong believer that climate change is directly related to human activity, and that we must take drastic measures to stop it. (Just for the record.)
The authors argue against the idea of the 'eco-efficiency' movement, in which "The goal is zero: zero waste, zero emissions, zero "ecological footprint....As long as human beings are regarded as 'bad,' zero is a good goal. But to be less bad is to accept things as they are, to believe that poorly designed, dishonourable, destructive systems are the best humans can do. This is the ultimate failure of the 'be less bad' approach: a failure of the imagination. From our perspective, this is a depressing vision of our species' role in the world.
"What about an entirely different model? What would it mean to be 100 percent good?" Braungart & McDonough (2009, p. 67)
The authors discuss everything from product and textile design to the design of buildings as examples of how the producer or designer of these products can, with some effort, consider the ways in which the product can not just be 'less bad' but how it can actually be completely good.
One of the first examples that got me interested early on was the description of how recycling is not really what we think it is. It is easy to assume that by putting, say, a can of soft drink into a recycling bin we are doing the right thing. True, it is still better than throwing it away, but only marginally. Most recycling, according to the authors is simply a slow downgrading of materials until they ultimately end up in land-fill. A soft-drink can for example is actually made of two different types of aluminium - a higher quality and harder aluminium is used for the top and bottom of the can, while a softer, lower grade aluminium is used for the cylindrical part. There is currently no process for separating the two materials when the can is 'recycled', so the higher quality aluminium is combined with the low-grade aluminium - which produces an overall lower grade material than the original, and it is not able to be used again for another can. It has been down-graded, but not recycled.
Another example used is that of a paperback book - something which is ostensibly completely recyclable:
"Paper is biodegradable, but the inks that printed so crisply on the paper...contain carbon black and heavy metals. The jacket is not really paper, but an amalgam of materials - wood, pulp, polymers, and coatings, as well as inks, heavy metals, and halogenated hydrocarbons. It cannot be safely composted..." Braungart & McDonough (2009, p. 68)
A second example of a book design also appears to be eco-friendly - they have opted for chlorine-free paper, as chlorine creates dioxins. But to get chlorine-free paper you need to use virgin pulp "What a quandary: pollute rivers or chew up forests?" Braungart & McDonough (2009, p. 69)
This question is a key concept throughout the book. So often the label on a product appears to be good by claiming what it doesn't contain, like "chlorine-free". But as Cradle to Cradle suggests, unless the designers have done a really thorough job, the omission of a bad ingredient doesn't always signal a 100% good and healthy product. Often there are trade-offs. 
The authors offer a third example of what they consider a truly environmentally friendly design for a book, which goes against all intuition:
"Let's imagine a book that is not a tree. It is not even paper. Instead, it is made of plastics developed around a completely different paradigm for materials, polymers that are infinitely recyclable at the same level of quality - that have been designed with their future life foremost in mind, rather than as an awkward afterthought." Braungart & McDonough (2009, p. 70)
Similarly the authors give an example of an environmentally friendly building. The first is what the current mainstream thought is on 'eco-friendly' design; the second is a complete shift in how we view eco-friendly buildings:
"We know what an eco-efficient building looks like. It is a big energy saver. It minimises air infiltration by sealing places that might leak. (The windows do not open.) It lowers solar income with dark-tinted glass, diminishing the cooling load on the building's air-conditioning system and thereby cutting the amount of fossil fuel energy used. The power plant in turn releases a smaller amount of pollutants into the environment, and whoever foots the electric bill spends less money. The local utility honours the building as the most energy-saving in its area and holds it up as a model for environmentally conscious design...." Braungart & McDonough (2009, p. 73)
A better building, suggest the authors, would do it this way: "during the daytime, light pours in. Views of the outdoors through large, untinted windows are plentiful - each of the occupants has five views from wherever he or she happens to sit. Delicious, affordable food and beverages are available to employees in a cafe that opens onto a sun-filled courtyard. In the office space, each of them controls the flow of fresh air and the temperature of their personal breathing zones. The windows open. The cooling system maximises natural airflows, as in a hacienda: at night, the system flushes the building with cool evening air, bringing the temperature down and clearing the rooms of stale air and toxins. A layer of native grasses covers the building's roof, making it more attractive to songbirds and absorbing water runoff..." Braungart & McDonough (2009, p. 74)
The second example is not ground-breaking in its particular technologies - building technologies such as night-purging is well known and currently used by some architects. The overall intention, however, is about focussing on good things - sunlight and fresh air - rather than on minimising bad things. The overall approach is positive. William McDonough, one of the authors, brought this approach to designing a factory for Herman Miller.
The book continues with many more real-life examples of projects and prototypes that were put into practice using the methodologies of cradle-to-cradle design. It is a little worrying when you get to the end of the book and realise in some ways how far we are from the ideals outlined in the book. We can't seem to even get the 'bad' ways of eco-efficiency right yet. And yet, maybe this is why we haven't got it right yet. An approach that celebrates development, growth, using something good rather than just not using something bad, and enriching the world, is surely easier to grapple with than the alternative? Or if it's not easier, the incentive of the greater quality of life found in the alternatives painted by the authors, is surely worth the effort.
  
References

Braungart, M & McDonough, W 2009, Cradle to Cradle; Re-Making the Way We Make Things, Vintage Books, London.

Saturday, March 5, 2011

jasper - Surry Hills


Where: 425 Bourke Street, Surry Hills
Who: PTW Architects with SJB Interiors
Types: 1 bdrm/2bdrm/3bdrm
Price range: 440-830k
Size: approx 69sqm - 100sqm
Strata: Approx. $1000 -1500/q
Available: Now

http://www.stmargarets.com.au/ 

jasper apartments (yes, with a lower case "j") is part of a series of new and refurbished apartments on the old st Margarets Hospital site in Surry Hills, just a minute walk from Oxford Street and Taylor Square. The other apartments in the complex are the alba (refurbished from the old maternity hospital), henry (new, terrace style, split level apartments) and ivy (new 17 storey tower with city views).
It's interesting to see the difference that furniture can make in a display apartment. Most of the apartments open for inspection on levels five and six in jasper were presented as empty spaces. This highlighted to us the - what looked like - utilitarian grey woven vinyl flooring, and the often compromised, awkward spaces that were still in the process of being updated and refurbished by PTW architects and SJB Interiors.


Some of the apartments at the north western end have the a quite spectacular outlook across the length of the city, right down to the harbour bridge. One door over, however, on the north-eastern side of the building, below level 5, these apartments come face-to-face with the Ken Woolley-designed 1958 chapel, and now Object gallery, and its curved concrete panels.


The use of full height sliding walls/doors, in the1 bedroom apartments, between the bedroom and the kitchen/living, is a clever design idea allowing for great flexibility of the space. The kitchen, always adjoining an open plan living space looks more like a kitchenette. The display apartments help to rectify this by placing an attractive timber bench parallel to the "kitchenette" - creating the feel of an island bench and larger kitchen space. 
 
 Some of the balcony spaces work very well, like the north-eastern corner apartments as mentioned. All the apartments facing west have metal louvre panels that can either be tilted open while the panel is closed, or the whole panel can be opened like a casement window. The view across the city and the gentle cooling breeze on the humid day that we visited was very enticing. But what happens in the winter? Or what happens if you want to block out noise but still have light coming in? Or if you want to have some ventilation but no light. In other words, once the louvres are closed for whatever, all natural light and air is blocked out. I imagine over time this would become a source of potential frustration. On top of this, all the balconies except the ones at the north or south ends, have a 1m high concrete wall. This works well for privacy, but seems to constrict the feeling of light and openness that would otherwise come with an open or transparent balustrade.





 Overall the apartments are robust, if a little lacking in inspiration, which will appeal to investors and to those seeking to buy into the location without the expense that comes with all the bells and whistles of high-end developments.

If you choose the right apartment - you could get great views and location for a reasonable price. If you want to invest, you'd get a hardy apartment that would stand up well to wear and tear and always be in demand as a rental.

Sample floorplans:









Sunday, February 13, 2011

Metro Residences - Chatswood



Where: Above Chatswood Railway Station
Who: COX & DesignInc (architects) ISPT & Galileo (developers)
Types: 1 bdrm/2bdrm/3bdrm
Price range: 470-540k (1 bdrm - NE corner); 825-985k (2 bdrm - NE corner) 
Size: approx 72sqm - 103sqm (1 & 2 bdrm)
Strata: Approx. $600-700/q (1 bdrm); $1300/q (2 bdrm)
Available: Late 2013 - Early 2014
Showroom: 391 Victoria Ave, Chatswood Open daily 10am - 4pm



 What we thought

The Chatswood development sells primarily on its excellent location - three towers (of which two are currently selling) straddling the recently redeveloped Chatswood railway station. The suburb has long been a densely populated pocket in the otherwise more roomy north shore, but this development galvanises, and even sells on, the appeal of the inner city high-rise lifestyle, only it's not in the city. 
In addition to the redeveloped Chatswood Station, which lies at the junction of the North Shore train line and new Chatswood to Epping line, is the nearly completed Civic Place. It will comprise on a new, and so far quite stunning looking, public library, a concert hall and theatre and large landscaped public space. If Chatswood was previously the suburb of the shopping mall and the high rise, Civic Place has the potential to reinvigorate and enliven the key corridor from the Station right down Victoria Avenue to Chatswood Chase.
Without a display unit (save a mock-up of a bathroom & kitchen), what we discern from the architecture renders and building model shows a competently executed development with a good standard of finishes. An openess of space is immediately apparent with its generous floor to ceiling windows through the apartment. Openable windows offer an opportunity for natural ventilation, however, the lack of apparent external sunshading on the facade seems to subtract from that green intention. The wintergardens offer a transition space between interior and exterior, without creating the all-too-often ugly balcony spaces that don't get much use except as storage spaces.
The "VIP" expired on February 15th, which allowed prospective buyers to register their interest with a deposit. The official sale launch date is the 5th March.

http://www.metroresidences.com.au/



Sunday, February 6, 2011

Sugar Dock - Pyrmont

Where: 41 Refinery Drive, Pyrmont
Who: Francis-Jones Morehen Thorp (architects) Lend Lease (developers)
Types: 110 apartments - 2bdrm/3bdrm
Price range: 1.2m - 2.3m
Size: approx 100sqm - 125sqm
Strata: $1400-$1500 /q
Available: now


What we thought

The Sugar Dock apartment tower is already complete and sold out. It goes without saying there are great harbour views and Anzac Bridge views on the north and west sides of the tower, and city and Harbour Bridge views to the east. 

The new overseas passenger terminal is being developed at White Bay, situated just across the water from Pyrmont, which could produce some noise or ruin the view.

The location is a good blend of quiet, almost suburban living - albeit in a tower, combined with being so close to the city. The tower will share an outdoor pool (atop the low level podium) and a gymnasium with its sister tower Silk - to be completed mid-2012. If you can afford it you can't go wrong.

 

Rating

Design: 7/10
Location: 8/10
Value: 7/10
Overall: 7.5/10