JW Land's Park Street proposal goes down a different design path

A year has passed since JW Land went on a media blitz promoting their intended development of 699-701 Park Street in Brunswick at the top of Princes Park.

Plans for what is currently the Best Western Princes Park Motor Inn were lodged with Council during 2016, although Architectus has veered away from the previous design path with a revised development application which was submitted late last year. Gone is the undulating and bulky glass-clad tower of the initial proposal, with Architectus instead favouring a more subdued approach to the prospective development.

The revised application would result in lowered development expectations for JW Land; an initially sought 333 apartments within the project has been cut to 255 apartments and 12 townhouses, as per the application which is fresh to advertising.

For locals concerned with the height of the development, there will be little relief as the revised application has increased in height from 13 to 14 levels, effectively compensating for lower built form height to the street and greater setbacks.

Development plans for the 6,463 square metre site sparked the creation of an action group dubbed Protect Park St Precinct, which was set up specifically to tackle JW Land's development.

Among the action group's concerns was the proposed scale and impact of the 13-storey development, lessening the qualities of our neighbourhood, the inclusion of borrowed light apartments and the lack of any additional open recreational space for the new residents. Based upon feedback from Council and the development team's need to the comply with the Better Apartment Design Standards requirements, the Park Street application was completely overhauled.

Expected now is an eight-level mixed use building fronting Brunswick Road, a 14 level main tower set well back from the respective street frontages and a seven level building on the corner of Park Street and Sydney Road/Royal Parade corner.

The large land area allows for a single level basement of 401 parking spaces to service the development; it along with the built form above ground equates to a development plot ratio of 6.43. A roof terrace, retail tenancy, 1,300 square metre childcare centre and community hub which is expected to be leased to Moreland City Council round out the development.

126 single bedroom apartments are included, as are 88 two bedroom apartments, 29 three bedroom apartments and 12 townhouses account for the development's living options.

The site has three separate preferred height controls from 10.5 metres through to 25 metres, or 8 levels. At 14 levels 699-701 Park Street would reach a maximum height of 45.25 metres.

According to planning report author Urbis, the additional height is considered appropriate due to the majority of the site being well below the preferred height control, improved setbacks and the introduction of high-quality external finishes as part of the redesign introducing the notion that "the building seeks to blend in with its surrounds and be a discrete element within the skyline of Brunswick."

Whether Moreland City Council perceives the project in the same fashion remains to be seen.

699-701 Park Street development team

• Developer: JW Land
• Architect & Urban Context Report: Architectus
• Planning: Urbis
• Heritage Report: Bryce Raworth Heritage Conservation
• Traffic Report: Traffix
• Waste Management Plan: Leigh Design
• Landscape: MALA
• Sustainable Management Plan, Acoustic & Stormwater: Wood and Grieve Engineers