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Australia 108

Coordinates: 37°49′24″S 144°57′50″E / 37.8233°S 144.9639°E / -37.8233; 144.9639 (Australia 108 (under construction))
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Australia 108
File:Australia 108 proposal 3.jpg
Artist's render of the approved design for Australia 108
Map
Alternative names70 Southbank Boulevard
General information
StatusUnder construction
Location70 Southbank Boulevard, Melbourne, Australia
Australia
Construction started2015
Completed2020
Cost~AUD$900 million
Height
Architectural318.7 m (1,045.6 ft)[1]
Roof316.7 m (1,039.0 ft)[1]
Top floor312.4 m (1,024.9 ft)[1]
Technical details
Floor count100 plus 1 underground
Lifts/elevators11[1]
Design and construction
Architecture firmFender Katsalidis Architects
DeveloperAspial Corporation
Main contractorBrookfield Multiplex
Other information
Number of rooms1,105
Parking558[2]

Australia 108 (previously 70 Southbank Boulevard) is a residential supertall skyscraper currently under construction in the Southbank precinct of Melbourne, Victoria, Australia. When completed, it will become the tallest building in Australia by roof height, surpassing the Eureka Tower, and the second-tallest building in Australia by full height, surpassed by Q1. The project consists of a 317-metre-tall (1,040 ft) apartment building with 1,105 apartments over 100 floors. Construction commenced in 2015, with completion expected in 2020.

Prior to its current form, plans were initially for a 226-metre-tall residential building with 72 floors. In 2012, these plans were revised and resubmitted in favour of a design with a height of 388 metres (1,273 ft) and 108 storeys. This proposal was approved by the State Government in March 2013; however, it was shelved four months later after it struggled to meet conditions imposed by government authorities including VicRoads and the Civil Aviation Safety Authority.

Site

The 70 Southbank Boulevard site is situated on the corner of City Road and Southbank Boulevard in the Southbank precinct of Melbourne. The land comprised two separately titled buildings, both of which had two levels. The buildings had a total net lettable area of 2,828 m2, on a land area of 2,642 m2.[3]

The site was purchased by architecture firm Fender Katsalidis Architects in April 2008, for $14.2 million, after the original tenancies ran an expression of interest campaign.[4]

Initial proposal

Design

A gold strip from the bottom of the building to the top would complement Eureka Tower's gold crown.[5]

In 2009, plans were submitted by Fender Katsalidis Architects to the City of Melbourne for a A$400 million residential building to be built on the 70 Southbank Boulevard site. In its original proposal, the building, 70 Southbank Boulevard,[6] was planned to be 226 metres in height and consist of 532 residential apartments, six levels of office space, a fresh food market and other retail amenities, spanning 72 floors.[5] The building was designed to replicate the nearby Eureka Tower, also a Fender Katsalidis development. Nonda Katsalidis noted the similarities with the Eureka Tower:

Eureka Tower, which 70 Southbank Boulevard, has been replicated on from an architectural perspective is well known as part of the fabric of life in central Melbourne [...] We wanted to re-create elements of what we had achieved at Eureka and apply it to 70 Southbank Boulevard. It’s a brilliantly located site with a huge variety of optional uses and tremendous potential for a developer to shape Melbourne’s skyline with their own brush.[5]

Approval

The building development had been approved by then–Victorian Planning Minister Justin Madden on 21 April 2010,[7] a decision which received backlash from the City of Melbourne council, dubbing the development as "excessively high" and "at odds with the City of Melbourne's height guidelines for the area." In May 2010, the council lodged an appeal to the Victorian Civil and Administrative Tribunal (VCAT) to have the building permit overturned, asserting that the building surpassed the 100-metre height limit in the area's planning scheme.[8] VCAT rejected the appeal; and noted that the planning scheme did not specify a maximum height.[9]

In July 2012, the site was put up for sale through an international public expression of interest campaign and was listed at A$25 million, to allow the Fender Katsalidis partners time to "go in different directions."[5][10]

Second proposal

Design

In November 2012, Katsalidis revealed revised plans for the building which would have seen it "super-sized" to 388 metres in height, with 108 floors. The new proposal incorporated the previous plans, but went on to include 50 more residential apartments (totalling 600), a six-star hotel with 288 rooms, and a two-storey star-shaped sky lobby with restaurants and bars.[11][12][13]

The hotel would have occupied levels 83–102, with the 83rd and 84th floors having a star-shaped sky lobby which would have "burst" 9 metres outside of the building, similar to the Eureka Tower's Edge, only larger.[14] The Commonwealth Star on the Flag of Australia was used as inspiration for the "starburst."[15][16]

Fender Katsalidis Architects incorporated the Chinese system of geomancy, known as Feng shui, when developing the new proposal. The building's name, height and top floor all contain the number 8, which "relates to prosperity, abundance and security."[17]

Approval

File:Australia 108 design.jpg
A render of the second approved design of Australia 108.

The new proposal was subjected to a second planning application process for approval.[11] On 5 March 2013, the City of Melbourne council voted to oppose the development, citing it as an "over-development of the site."[18] The Lord Mayor of Melbourne, Robert Doyle, a Shrine of Remembrance trustee, argued that the building would exceed the council's planning scheme in the area by almost 300 metres and it could potentially create a 1.7-kilometre shadow over the Shrine of Remembrance. However, the Shrine's CEO, Denis Baguley, believed otherwise, stating, "I don't believe there are issues of overshadowing that will concern us." VCAT had already approved the project, but the final decision was up to Victorian Planning Minister Matthew Guy.[19]

Despite concerns, the project received its final approval on 18 March 2013 by Guy, who went on to describe the development as "a magnificent addition to Melbourne's skyline. Australia 108 will be a signature development that will define Melbourne for decades to come."[20][21][22]

The project was put on the market on 20 April 2013.[23]

Construction

Construction on the $600 million development[20][24] was to have commenced in 2014, and would have taken three to four years to build, with completion around 2018.[25][26] The construction was expected to have created 300 jobs in construction and hospitality industries.[20][27] Upon completion, Australia 108 would have become the tallest building in Australia – surpassing The Gold Coast's Q1 (323 m / 1,058 ft) and Melbourne's Eureka Tower (297 m / 975 ft)[28] – and would have therefore been the tallest building in the Southern Hemisphere,[20] and the only such building to have over 100 floors.

Cancellation

In April 2013, it was reported that Australia 108 would have infringed on federal regulations protecting aircraft safety, known as PANS-OPS, particularly in regard to aircraft departing and arriving at Essendon Airport, located some 13 kilometres to the north of the project site.[29] At the time, it was claimed that the tower would have extended 13 metres into Essendon Airport's flight path "envelope," whose southerly approach requires a 373-metre height limit to any potential obstruction within 15 kilometres of the airfield.[29] When asked about this situation, architect Nonda Katsilidis claimed that the flight paths would not be a problem, and that a technical solution could be drawn up if required. He also stressed that any design changes would be "minimal."[29]

Despite this, the project (in its original form) was officially shelved in July 2013, following its inability to meet a "hybrid of requirements" from authorities such as VicRoads and CASA - the latter of which stated that there was "no flexibility" to approve a building that breached height restrictions.[30][31] Consequently, Planning Minister Guy held talks with Deputy Prime Minister Warren Truss, regarding the height restrictions on inner city buildings.[31]

Current proposal

Australia 108 among the top-ten tallest buildings in Melbourne. Buildings in orange are also under construction.

The project was bought for approximately $30 million by Singapore developer Aspial Corporation, during late-2013. Plans were later resubmitted to the Department of Planning in 2014, for a new proposal; a 100-storey, 317-metre-tall apartment tower, to comprise 1,105 apartments (a gain of 500 from the previous proposal).[32][33] The hotel from the superseded design was removed from the plans, making the project solely residential.[33] The star-shaped sky lobby feature from the previous proposal will also be incorporated in the design of the building, albeit used for various purposes (as opposed to a public observation), and will be located on levels 69 through to 71.[2]

When completed, the skyscraper will become Australia’s tallest building by roof height and second-tallest building by total height (surpassed by the Q1 at 323 metres). It will also be the southern hemisphere's only building with 100 levels.[32][31]

Approval

Approval for the newest proposal was granted by Minister Guy on 25 June 2014.[33][35]

Construction

The initial aspect of the construction phase, demolition and site preparation, was completed in early 2015.[36] Construction on the $900 million residential skyscraper itself, commenced in October 2015, with work on the skyscraper's foundation to conclude in July 2016.[37][1] In September 2015, Aspial Corporation announced their formal appointment of Brookfield Multiplex as the main contractor of Australia 108.[38] Kone, an international engineering and service company, secured an order to supply 13 elevators to Australia 108 in March 2016.[39]

The construction site in January 2016, as viewed from the Eureka Skydeck.

With an expected completion date of mid-2020, the skyscraper will undergo construction in 5 stages:[40]

Stages Description Completion
1 up to level 40; 491 apartments late 2018
2 up to level 56; 252 apartments mid 2019
3 up to level 66; 162 apartments mid 2019
4 up to level 86; 120 apartments early 2020
5 up to final level (100); 80 apartments mid 2020

Apartments

A penthouse spread across the 100th floor will be the "tallest" home in the southern hemisphere. In April 2015, it was sold for A$25 million – an Australian record – to a businessman based in China.[41] By July 2015, almost all of the apartments were sold.[42] In October 2015 only 33 apartments of the original 1105 still remained on the market. The cheaper apartments on the lower storeys sold for as little as $450,000.[43]

See also

References

  1. ^ a b c d e Australia 108 – The Skyscraper Center. Council on Tall Buildings and Urban Habitat. Retrieved 8 December 2015
  2. ^ a b Baljak, Mark. (19 January 2015). "Facts and figures that define Australia 108". UrbanMelbourne.info. Retrieved 25 May 2015
  3. ^ Pallisco, Marc. (28 April 2008). "A Second Eureka Tower for Soutbank?". RealEstate Source. Retrieved 25 May 2015
  4. ^ Pallisco, Marc. (12 May 2008). "Indian Developer Plans $600 Million Development in Southbank". RealEstate Source. Retrieved 25 May 2015
  5. ^ a b c d Schlesinger, Larry. (9 July 2012). "Site for Eureka’s more golden sister tower in Melbourne’s Southbank listed with $25 million price tag". Property Observer. Retrieved 25 May 2015
  6. ^ Baljak, Mark. (27 June 2014). "70 Southbank Boulevard be thy name... for now". UrbanMelbourne.info. Retrieved 25 May 2015
  7. ^ (7 September 2010) "Approval stands for Southbank development". Architecture & Design. Retrieved 25 May 2015
  8. ^ Cooke, Dewi. (17 May 2015). "Council to tackle city skyscraper backers". The Age. Retrieved 25 May 2015
  9. ^ Hopkins, Phillip. (6 September 2010). "Southbank high-rise gets OK from VCAT". The Age. Retrieved 25 May 2015
  10. ^ (12 July 2012). "Eureka team abandons Melbourne tower site". The Australian. Retrieved 25 May 2015
  11. ^ a b Grant, McArthur (12 November 2012). "Planned super skyscraper in Southbank would dominate Melbourne's skyline". Herald Sun. Retrieved 12 November 2012.
  12. ^ "Rising high: 108-storey super tower planned for Melbourne". Yahoo!7. 12 November 2012. Retrieved 12 November 2012.
  13. ^ Chancellor, Jonothan (12 November 2012). "Australia 108 has a few hurdles to overcome before it's the southern hemisphere's highest". Property Observer. Retrieved 12 November 2012.
  14. ^ Australia 108 - About. Australia108.com.au
  15. ^ (13 February 2013). "'Super tower’ planned for Melbourne". Meeting the World. Retrieved 25 May 2015
  16. ^ Vazifdar, Lena. (21 March 2013). "World's Tallest Building in the Southern Hemisphere to Be Built in Melbourne, Australia". Travelers Today. Retrieved 25 May 2015
  17. ^ Vedelag, Chris. (20 March 2013). "Feng shui lures Asian 108 buyers". The Sydney Morning Herald. Retrieved 25 May 2015
  18. ^ Masanauskas, John. (5 March 2015). "City councillors vote to oppose plans for a tower that could put Shrine of Remembrance in shadows". Herald Sun. Retrieved 25 May 2015
  19. ^ Masanauskas, John. (28 February 2013)"Lord Mayor Robert Doyle casts doubt on titanic tower he says could put Shrine of Remembrance in shadows". Herald Sun. Retrieved 25 May 2015
  20. ^ a b c d Masanauskas, John. (17 March 2013). "Planning Minister Matthew Guy approves Australia 108 project for Southbank". Herald Sun. 25 May 2015
  21. ^ (18 March 2013). "Tallest building in southern hemisphere approved". ABC News. Retrieved 25 May 2015
  22. ^ Vedelago, Chris. (18 March 2013). "Southbank mega-tower gets the go-ahead". The Sydney Morning Herald. Retrieved 25 May 2015
  23. ^ (20 April 2013). "Investors size up hotel market, but high dollar remains a hurdle". The Australian. Retrieved 25 May 2015
  24. ^ (20 March 2013). "$600m Australia 108 is all go" Archived 29 October 2013 at the Wayback Machine. Accomnews. 20 March 2013
  25. ^ Wong, Maggie. (21 March 2013). "Going up Down Under: Southern Hemisphere's tallest building". CNN. Retrieved 25 May 2015
  26. ^ (19 March 2013)"Our tallest tower, at 388m, is highly pre-fab". The Australian. Retrieved 25 May 2015
  27. ^ Sweet, Michael. (19 March 2013). "Australia 108 approved". Neos Kosmos. Retrieved 25 May 2015
  28. ^ (20 March 2013). "Coast's Q1 to lose tall title". Gold Coast Bulletin. Retrieved 25 May 2015
  29. ^ a b c Sweet, Michael. (2 April 2013). "Katsalidis supertower hits flight path snag". Neos Kosmos. Retrieved 25 May 2015
  30. ^ Pallisco, Marc. (6 July 2013). "Southern hemisphere's tallest building shelved". The Sydney Morning Herald. Retrieved 25 May 2015
  31. ^ a b c Masanauskas, John. (29 April 2014). "Southbank tower’s level lopped due to air safety regulations". Herald Sun. Retrieved 25 May 2015
  32. ^ a b Taylor, Alastair. (24 June 2014). "Australia 108, 452 Elizabeth Street and 84-90 Queensbridge Street gain Ministerial approval". UrbanMelbourne. Retrieved 25 May 2015
  33. ^ a b c Masanauskas, John. (25 June 2014). "Planning Minister approves Australia 108, a 100-storey apartment tower to be built at Southbank". Herald Sun. Retrieved 25 May 2015
  34. ^ (June 2014). "70 Southbank Blvd, Southbank". Melbourne Planning Scheme. Retrieved 21 September 2016.
  35. ^ (26 June 2014) "Melbourne to be the home of the tallest apartment block in the southern hemisphere with 100-storey building set to be built". Daily Mail. Retrieved 25 May 2015
  36. ^ Australia 108 - 70 Southbank Boulevard, Southbank. UrbanMelbourne.info. Retrieved 21 September 2015
  37. ^ Dow, Aisha. (14 October 2015). "Work has begun on a giant skyscraper that will tower over the Melbourne skyline". The Age. Retrieved 16 October 2015
  38. ^ (18 September 2015). "Brookfield Multiplex Appointed To Construct Australia’s Tallest Tower". TheUrbanDeveloper. Retrieved 21 September 2015
  39. ^ (17 March 2016). "KONE to modernize Melbourne Central Tower, building development". Post Online Media. Retrieved 18 March 2016
  40. ^ Taylor, Alastair. (16 September 2015). "Brookfield Multiplex appointed builder for Australia 108, piling to commence in October". UrbanMelbourne.info. Retrieved 21 September 2015
  41. ^ (7 April 2015). "Australia 108 penthouse sale smashes national price record". Domain. Retrieved 25 May 2015
  42. ^ Wilmot, Ben. (31 July 2015). "Pacific unit lifts CBRE earnings". The Australian. Retrieved 31 July 2015
  43. ^ Aisha Dow (14 October 2015). "Work has begun on a giant skyscraper that will tower over the Melbourne skyline". The Age. Fairfax Media. Retrieved 16 October 2015.

37°49′24″S 144°57′50″E / 37.8233°S 144.9639°E / -37.8233; 144.9639 (Australia 108 (under construction))

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