West Village : Peters Lane retail, a vision delivered
West Village has become synonymous with the delivery of a quality, mixed-use living heritage village in Brisbane’s inner city suburb of West End. It can now boast an impressive retail component that has further added to the lifestyle of its residents and those of the broader community. In creating the retail component, it is evident that Sekisui House has remained faithful to their sustainable development mantra as well as respecting the heritage of the site which sets it apart from every other project in the suburb.
As with typical master planned communities on the urban fringe, it isn’t until the town centre starts to evolve that the public begins to recognise the significant milestones that have been achieved. In many respects, it is the catalyst that invites the broader community into the project and beckons them to stay longer. Judging by the initial success of the retail component for West Village, the broader community is certainly embracing this new found amenity.
When was the site acquired and was it particularly complicated?
The site was acquired in 2014 just as Brisbane was starting to show signs of emerging from the lingering effects of the GFC.
The Palaszcuk Government announced the approval of the West Village development on Monday the 7th of November 2016 after previously calling in the project for ministerial review.
The key conditions of approval for the site included:
A doubling in publicly accessible green space, including two major areas of open space, one fronting Boundary Street and one fronting Mollison Street;
A reduction in the overall site cover from the 95% approved by BCC to 80%;
Fewer overall apartments, with a maximum of 1250 apartments;
30% of the site to be designated as 24 hour publicly accessible open space, laneways and arcades;
Ensuring that the public space fronting Boundary Street will be delivered within 6 months of occupation of any apartments on site – including those already approved;
The retention and re-use of two local heritage buildings and prohibiting construction of additional residential on top of heritage buildings;
Seven buildings above the podium, ranging from 8 to 22 storeys in height - with an improved design outcome achieved through the transition of building heights across the site;
Safe and accessible pedestrian and cyclist linkages through the site;
An internal private street providing access to the development and providing pedestrian and cyclist access between Mollison Street and Little Jane Street;
The provision of community uses including a childcare centre and public art space;
The requirement for development to achieve a 5 star green rating;
Fewer car parking spaces and the provision of a car share scheme and electric parking stations.
How long did it take to get approval and what were the challenges?
From the outset, the team at Sekisui House adopted an open and transparent approach to the masterplan design of West Village. More than 400 total hours of community consultation was carried out including but not limited to the following:
50 project briefings/interviews with key local stakeholders;
Three public listening posts promoted through traditional and social media and letter box drops;
A place making workshop;
A sustainability workshop;
Six community reference group meetings.
When was the first sod turned/extended/repurposed?
In June 2017, Hutchinson Builders began construction for Stage One – Park and Lexington – two residential buildings and two luxury town homes. Both projects were well received in the market place and offered two different product types creating a greater choice for prospective purchasers.
How big will the project be?
This aspect of the project will encompass circa 18,000sqm of space. It will include a mix of restaurants, cafes, providores, boutiques, and two parks – Mollison Park and The Common and Metro Arts cultural precinct. Plus, health and wellness service providers coming to Phase 2.
What makes your project special/unique?
Careful restoration of the Peters Ice Cream Factory to offer a space for retailers to bring new life to the precinct, while still paying homage to the original heritage and history of the site.
The balance of activation and reservation has been critical to the successful revitalisation of the site and underpins West Village’s overarching goal of placemaking.
Peters Lane draws visitors into this space and allows them to be excited and uplifted by the tension created by the courteous interplay between heritage and contemporary structures’
It also brings nature in through surrounding green landscaping, parklands, skylights and ceiling vines.
How has retail changed, if at all during the conception to completion phase?
We had a temporary retail offering – The Garden Pantry which continued to invite the community into explore whilst construction on the permanent retail space was taking place. The Pandemic created some opportunity to pause and make sure the product we were introducing to the community was right. What has transpired has been a great outcome as urban villages become more important, particularly during periods of lockdown. Like all retail, it is a constantly evolving asset that needs to meet the local communities requirements otherwise redundancy comes at a rapid pace.
The retail planning phase always needed to encompass the following:
A celebration of the projects heritage assets that defined the project as a landmark in West End.
Delivering world-class amenity that enhanced the liveability of residents both within and external to West Village.
It was important that there was a positive interface with the adjoining commercial corridor.
This centre had to be a catalyst for urban renewal in the neighbourhood.
It needed to bring the masterplan to life adding to the vibrancy of the existing parkland.
The level of engineering and construction resolution required to deliver a retail environment at this early stage of the development showed a strong commitment by Sekisui House to continue to support the project despite an international pandemic and all the complexities it created.
Deliver a design narrative expressed in broader gestures and reinforced through the smaller, more granular details.
It had to contribute to public realm and placemaking, a term that is often used and regularly under-delivered on.
It needed to provide an efficient and uplifting shopping experience.
It had to Fulfil the objective of becoming ‘Destination Retail’.
The retail when completed had to be complimenting to the existing high street offer. The author believes that this has been successfully achieved.
The balance of activation and preservation is critical to the successful revitalisation of the site and underpins West Village’s overarching goal of placemaking. In executing this balance West Village is achieving excellence in the design and execution of a retail environment embedded in a heritage context.
This has been achieved in the following ways;
Pedestrian-centric network of laneways.
Cross-block linkages that connect the surrounding commercial hubs (Mollison Street and Boundary Street).
Heritage-listed curtilage requirements/ setbacks respected.
The retail precinct is the fruition of the masterplan - the circulation becomes clear.
The podium structure delivers layered public realm.
A retail environment established Before, During and After the construction program.
Laneways lead back to public realm.
Laneway network moves from the external public realm, through the internal retail environment and then over the podium levels to connect with the surrounding street network.
Interfaces with and feeds off the energy of Boundary Street, one of Brisbane’s oldest high streets.
The Requirement of DA: Activation of Mollison street and providing a connection for residents to access Boundary Street and Little Jane Street.
Is there an environmental aspect to the project that you are particularly proud or excited about?
West Village (Sekisui House) is particularly proud that Woolworths works with OzHarvest to rescue unpurchased food and repurpose it into meals for those in need. Woolworths is also the most sustainable store in Queensland, and the second most sustainable in Australia. This was particularly important to West Village in achieving a Six Star Green Star Community rating.
How has this project been influenced by the community?
With an understanding of the value placed on the heritage buildings by the community, we worked to preserve them so they could be treasured for years to come. We listened to what the community wanted in terms of convenience, and we provided a solution to make every day living easier.
It was important that West Village created an ‘eat, shop, play, live’ offering in a living heritage village, West Village. This has been critical in maintaining the unofficial partnership the project has with the whole community of West End, not just the residents.
How has this project influenced the community?
West Village continues to provide a village full of character with an abundance of convenience for residents and the local community.
What is often missed in the narrative around such projects is the celebration of heritage assets that would otherwise be left to deteriorate either through lack of maintenance, neglect, vandalism or all of the above. Importantly, these community beacons have been restored to their rightful place.
Has your project won any awards?
The wider West Village precinct has won over 40 awards, with the retail precinct due to enter a number in the coming months.
Matthew Gross | Director | mgross@nprco.com.au