As part of a Research and Development Day, Ellivo Architects have carried out reviews of past projects, visiting and getting feedback from residents and building managers in post occupancy inspections, to understand how the designs of the buildings are working for them as owners, occupiers and managers two years after completion.

Some of the results are as you would expect, and others are quite surprising and will lead to a shift in our apartment designs.

Largely, tenants, owners and managers were very happy with unit layouts. Interesting, but not unexpected observations included:

• Within apartment developments reviewed, there are apartment layouts that have waiting lists and command higher returns from tenants who are keen to move when a vacancy arises; and others that don’t command this additional rental bonus.

• As expected, the most popular unit layout for investment stock has become the dual master bedroom units, (two bed, two bath (ensuite and a two way bathroom for second bedroom), simply because the apartment handles two occupants contributing equal rent with no superior tenant.

• With the constant reduction of internal unit sizes, communal external breakout spaces are proving increasingly popular. This inspires us to continue to include these and look for new ways to incorporate quality outdoor breakout spaces outside the floor plate of residents’ units.

There were also a couple of surprising discoveries, which will direct us to modify designs for future apartments where it is appropriate:

• The landscaped areas of private courtyards have not had their gardens maintained to the level that developers had expected or hoped. Few tenants have used their planter boxes in their private spaces and they have become quite bedraggled in some courtyards. This is despite the body corporate maintaining planters and gardens in communal spaces impeccably.

• In some units we designed access to a balcony from bed 1 as well as the living space, resulting in reduced wall space but better light and circulation to the bedroom. We have found that tenants would in some cases prefer reduced access to the balcony from private areas, and increased useable wall space. In one unit we found a tenant had shut the curtains and pushed a dresser up against the sliding glass door rather than use the outdoor light and access to the balcony.

These two observations alone will influence our current apartment designs, encouraging us to focus on well-landscaped communal areas and minimizing individual and expensive courtyards that require gardening upkeep from owners and tenants. We will also contemplate the need for a balcony access door from the bedrooms of an apartment, considering instead the creation of extra wall space for tenants to place furniture against.

It is a very valuable and insightful process talking to owners, occupiers and managers of a development a couple of years after the development is completed and apartments are in full use. These observations give us the knowledge and confidence in making valuable decisions during the design stage for future projects.

These post-occupancy evaluations have been done as part of a research and development day carried out by the entire Ellivo Architects’ team. In order to keep our work at the forefront of design we have committed to devoting valuable studio time to R&D exercises throughout the year to stay in touch with:

• international trends

• new technologies/ materials

• new software

• evaluations of built product

This article is written by Dan Volpato, Associate of Ellivo Architects.

Tanya has just returned from a ten day trip with Argent Australia touring through the factories of Grohe, Bette and Villeroy & Boch and has a new appreciation of their engineering precision.

Forty lucky people from across Australia jetted off to Germany completely unaware of how much they were about to learn and laugh in one week! From the first factory tour with our gracious host Rolf, followed by a large dinner and plenty of Schnapps the team from Argent had certainly set the scene for a great week ahead.

We toured the factories of Bette Steel enameled baths, shower trays and basins which were robotically precise and had many options and colours beyond what you see in Australia – so far that is. We travelled on to Hemer to the enormous factories of Grohe. Never had I seen such technology working so precisely in combination with men of thirty years’ experience to ensure that each product was perfectly flawless and delivered to us so seamlessly.

And of course then on to the much talked about Mettlach – Home of the Villeroy & Boch Guest house [ie castle] where we had the privilege of staying for two nights while we toured the factories and the abbey containing the museum and galleries of V&B.

In between our factory visits we had fabulous German hosts for Architectural tours of cities and towns featuring buildings by Gehry, Meier and Sir Norman Foster. We shared many beers, pretzels, schnitzel, pork of every kind with cabbage and potato with a most fabulous group of people.

I am most appreciative to Argent, Bette, Grohe & Villeroy & Boch for making such a trip possible and letting us see where there quality and design originates. It has helped me understand product design, manufacturing and pricing a whole lot more and I look forward to the next tour wherever that may be.

The typology has its roots back in the 1920s, but the seeds for wide adoption of the walk-up were in the 1960s, as new strata title laws increased their popularity creating an affordable foothold in the housing market.

Our suburbs are peppered with these developments. In New Farm for instance the apartment complexes from the 1930s and earlier are a valuable part of the diversity of the suburbs character and fabric. The “six packs” from the 60s and 70s have not reached the same acceptance- and perhaps never will. So love them or hate them, 3 Storey Walk-Ups have filled a much needed affordable niche in the housing market but they may be no longer a viable option.

The new codes require access to the foyer and front door of all new apartments at all levels, unless there are a minimum of two accessible ground floor apartments. Common areas must also be accessible. This can be almost impossible without a lift on a flood prone or steep site.

As a result, small developments sites are now much more difficult to stack up as the costs of lifts are amortised over too few apartments. A solid due diligence is required when looking at a new site as these issues affect viability and layout.

But it isn’t all doom and gloom, there is upside too. In making lifted apartments and industry standard, we are making a more future proof housing option with broader appeal for our aging generation.

Also, there has always been a great deal of uncertainty about the equitable access rules and how they work in conjunction with the building code. These issues are now covered in a single document, giving much greater clarity to the minimum requirements. To review these in greater details, click here.

Using these incentives wisely has many tangible and intangible benefits that are worth considering.

So why should you consider moving?

A new premises and fit-out has many tangible benefits including the opportunity to refresh your brand. The look and feel of your space and physical location creates an identity that reflects your business ethos.

First impressions are a strong driver in the decision making of your potential clients. Your office and front of house staff are instrumental in portraying your values and culture to your network.

A well-planned office environment can also deliver great benefits to your staff. Quality planned environments designed with you and your operation in mind reinforce and assist the way that your teams communicate and interact. This is not a debate about open verses closed office planning, but understanding what is appropriate for your culture and operation.

Ellivo Architects recently went through the exercise of comparing benefits of refurbishing our existing premises against moving to a completely new space.

We were faced with spending more money on our existing tenancy to upgrade lighting, build-in storage and additional workstations to enable any growth. All that we would have achieved was enough space for an extra two people, some very expensive storage and lengthy disruption to staff and clients as we carried out the work.

The flipside – we negotiated a lease in an A grade space, with a new fit-out designed around our current needs that allowed us to express who we are.

The results include a truly open plan continuous bench arrangement has improved communication and design collaboration within the team immensely. The more flexible spaces are a better representation of who we are and our ethos, and are designed around the way we work.

A recent NSW Government study found that “In organisations where teamwork and collaboration are critical, socialising is the glue that binds a team together.” This is certainly our experience and the internal communication has improved dramatically as the design of the space reinforces our work processes.

An incentive that is carefully allocated on a fit-out that delivers on brand, message and budget can also deliver on the way that your teams function and interact.

How can you achieve all of this?

It is as simple as spending the incentive wisely and understand how your office works. These are crucial to delivering success using an incentive;

Firstly -

• Get to understand your office system and interactions. Is the current fit-out you occupy helping or hindering the way your staff and teams interact? What would you change to make the environment work for you?

• Is the current fit-out delivering on the image and message you are trying to communicate with your client and industry colleagues? Is your space supporting your business’ success? Is it time to move or refurbish?

Then -

• Find the right space and location. A design team can help to decide if the space is the right size and configuration for you operation.

• Look at how the incentives offered can be best utilised to deliver a great quality and functional work environment that reflects what you offer.

A new fit-out for your firm can be delivered with the assistance of incentives that can deliver results beyond your expectations. Designing a new fit-out for your firm is an investment that is easily delivered with the right understanding of your business, budget and the right team on-board. Making the decision to engage designers to design your new space should be an enjoyable process and result in your business enjoying the results for a long time to come.

According to Paul Barratt, the Marketing Manager of CB Richard Ellis, the Internet has become the research tool of choice for savvy property buyers worldwide. Online you can research apartment offerings, compare similar and contrasting products, and read reviews with little or no pressure from agents, and make your choice to buy in your own time. There is no doubt that in the last few years we have seen residential sales measurably impacted by Internet influence.

“People come to us well informed about the market and with a greater knowledge of the product they want” he said. “It is a changing trend, but exciting to see this increased level of sophistication emerging in the industry”.

A case in point is the Commonwealth Bank’s App that allows instantaneous access to RPData’s sales database in real time standing outside a dwelling.

But how much of the sales process in new and off the plan apartments is going to be conducted online in coming years, and can developers harness this move for their own commercial benefit? Would it be possible to tailor a sales office and display to better suit the online environment? Or spend more online and less on displays to meet the needs of the changing market?

At Ellivo Architects we are seeing some developers expend hundreds of thousands of dollars on traditional sales display offices that relatively few people visit. In contrast, virtual 3D walkthroughs are now available to our clients for their websites, online promotions, and ‘virtual sales offices’ are seeing purchaser interest skyrocket.

Mirvac has had recent success in Sydney with this approach, selling $291m in 11 hours.

In recent months the Ellivo team has been investigating appropriate 3D gaming technologies to making virtual reality apartment sales more accessible to prospective purchasers.

It was just a matter of time before the property sector caught up with what is happening online,” said Scott Whiteoak, Director of Ellivo Architects. “A lot of the core research on apartments is already being done via the web, and we see this increasing on many, if not all types of residential projects in the future. So we are gearing up to help our clients showcase their products using the best mediums available.”

The recently released Fish Lane Apartments in Melbourne Street have also had their share of success, with purchasers attending 40 appointments in the first weekend of the sales campaign.

This international competition asked entrants to design and document an 18 storey hotel and commercial development located along the Kallang River, Singapore. Within the 48 hours teams were provided with a detailed brief and were required to complete a fully co-ordinated BIM model for the vacant 8195sqm site.

At the conclusion of the 48 hours, the ‘Dream Team’ produced a fully integrated model included architectural, structural, building services design & calculations, sun & wind analysis & consumption data, constructability analysis, model checking, clash detection, 4D planning and demonstrated the collaborative capability of BIM and its benefits for creativity, innovation and sustainability. Stay tuned in the coming months for the results and findings from this competition.

Gen Y have quickly become the target buyers and tenants for Investors. And they want more than mediocrity…….they want it all. The Gen Y purchasers are shunning the beige schemes in favour of more adventurous selections and being very choosy about what they are buying into. Developers are seeing that they have to be ahead of their competition and are rising to the challenge, value adding to their apartments to attract buyers.

Storage, functionality, character, and colour are high on the priority list for purchasers. Developers have had to react and step outside of the safety of the conservative schemes in response to the NCC and the changing face of purchasers.

Adventurous developers are exploring fresh ideas and materials that haven’t been seen before as the norm. Interest and contrast is the “new black” for an educated purchaser that understands quality of finishes and lifecycles of products. Communal spaces are being treated more like bars or cafes as a funky alternative to windswept pool terraces.

Buyers are expecting more for their money and with so many options and inclusions available for every product it’s become necessary to stand out from the crowd creatively. Selections of finishes are being carefully made to create a balance between contemporary and interesting. The emphasis on quality of brands has become more prominent from a developer servicing perspective and also by the educated purchaser.

Fish Lane Apartments by GDL group located in Melbourne St, South Brisbane are leading the way with interesting and slick schemes, spacious layouts and shared open air terraces on multiple levels. The unique design merges with the culture of the surrounds at ground level with retail opening up to activate Fish Lane.

The apartment market is getting up to date with product that we have used in the interiors of modern homes for years. Demand is meeting design and changing the face of buildings and interiors.

How can you apply these trends to your development?

1. Carefully considered or integrated joinery and furniture layouts as a part of the overall apartment design.

2. Don’t be shy about your green initiatives.

3. Consider all outdoor space that’s available to create clever semi-public outdoor rooms.

4. The use of wireless technology throughout buildings is demanded by the younger generation who live comfortably online so ensure your buildings address this and integrate it properly.

5. Explore finishes and fixtures apart from the typical. Many products out there solve practical issues, are cost effective and present the point of difference that sets you apart.

This fresh approach to architectural and interior design to deliver buyer and developer needs does not have to cost more. Clever design and selection even across the smaller apartments is what people are looking for. They want something new and they want it to feel new and well thought out. Hence individuality is back on the table. It’s a great challenge to have.

image by www.simonfinger.com.au

There has been substantial media coverage of Building Information Modeling (BIM) in recent years, so Ellivo Architects have prepared this background briefing paper on the associated digital technologies, its implementation, and the strategies that keep our business at the forefront of the design industry.

Ellivo Architects have spent more than five years and many projects developing the ability to collaborate on design and development using BIM and its associated 3D technologies. We hire staff that are comfortable and familiar with digital technology (particularly Revit) and we are committed to a high level of internal training and development to stay at the top of technological advancements.

As architects, we have to effectively communicate the value of our designs to clients, councils and stakeholders at every stage of the design process. It is our job to collaborate with our industry partners to ensure that all our designs maximize a site’s potential.

Intelligent 3D technology forms an integral part of this process, however this process does not reach its full potential until all of a project’s Architecture, Engineering, Services, and Cost planning consultants are using the same technology. But it isn’t just the technology that is critical, it is the close working environment and team communication that makes a project successful, and particularly the attitude of the team members.

Naturally we prefer to work with like-minded consultants to help our clients prosper, so our office team has spent substantial time and effort building and refining processes to make collaboration easier and more effective than it would be if done on an adhoc basis.

BIM Model developed in 2007 Completed project in late 2009

One of the initial projects where we used BIM processes was in 2007 on ‘The Wharf’ development at Robina. For this project we engaged in one-way collaboration with the structural engineers, and experienced a very steep learning curve. Subsequent projects involved the refinement and improvement of our internal modeling techniques, and better protocols for consultant communication.

Current Snapshot in mid-2011.

Those familiar with digital modeling and the BIM process will be aware that maximum benefits are achieved when all team members share the same technology, however we are still finding that putting together a BIM ‘dream team’ for a project is more often the exception than the rule.

While we use Revit on all projects regardless of the size, a proportion of our current projects have limited opportunity for integrated collaboration due to the consultant team selection. Given that this is a fact of the current market, we have developed processes that are capable of delivering added value for stand-alone projects (without collaboration) as well as those that allow for full BIM processes.

The following is an overview of some of the technical and internal processes that have helped us to achieve more efficient, cost-effective designs, as well as enhance communication and collaboration with other consultants.

• Business -to-business meetings and presentations to determine the capacity, depth and readiness for BIM collaboration.

• Regular internal training and tutoring sessions to improve our team’s overall skill level.

• Selected attendance at industry forums, workshops, conferences and user groups to improve awareness of new trends.

• Compiling technical papers to assist the wider industry with technical advances as these are discovered.

• Informal ‘BIM drinks’ evenings on a regular basis with selected consultants to discuss the latest technology, modeling, and trends within Brisbane practices.

• Urban Form models that enable project feasibilities to be carried out at very early conceptual design stages.

• ‘As Constructed’ modeling to enhance collaboration with structural engineers

• Elementally structured and coded models (with QSID data) for improved cost planning analysis, compatible with CostX.

• Protocols and processes that allow for successful services integration within the one digital model.

• Accurate material properties for renderings and flythrough’s at an early conceptual stage

• Scheduling of ventilation and glazing requirements for faster energy efficiency calculations

• Scheduling of appliances, fixtures and fittings for accurate measures and quantity take-offs.

We would welcome any relevant comments and feedback from interested parties on their experience with implementing and collaborating with digital technologies. Comments can be sent to Michael Small @ michaels@ellivo.com

The State Budget offered a great big green light to new developments with the recent announcement the “Building Boost Grant” a $10,000 grant for those buying new houses and apartments. But for every winner from the housing grants there appears to be several losers from the changes to stamp duty and the rules surrounding the grants. Some clear residential trends towards small and clever development have been delivered some enormous support.

The new grant provides a little cosmetic support to Developers with a current DA, and a kickoff after 1 August, who are prepared to go to market with residential product under $600,000. If they can target first homebuyers with a pretty, cheap product, they may just catch the wave. But all other Developers may find the budget’s changes to their detriment. Those who headed into development in recent months, prior to the 1 August 2011 grant kickoff may find their product unfairly penalised by buyers because it doesn’t qualify for the grant. Some Developers in the category will quite possibly be “sent to the wall”.

First Time new house and apartment shoppers will feel the enormous benefit of $10,000 extra dollars in their pocket plus their 50% discount on stamp duty continuing. But everyone else (owner occupiers on their second homes and investors) will be slugged by the Government when they transact on their purchase, effectively pulling back a large portion of the $10,000 grant into Queensland coffers through the abolition of the 50% discount on stamp duty for owner occupiers.

Perhaps a freeze on all stamp duty would have been a more effective way to reignite the fire under the building and developments industry.

So, how do Developers capitalise? And what trends will this provide support to in our current development marketplace?

We know that the price bracket for investment product is incredibly narrow at the moment. The ceiling is around $550,000 and the competition up to this level is intensifying. The feedback from our clients and the agents is for “small and clever”.

The previous lower size limit of 50 sqm is being actively challenged. As 2 bed units are increasingly dropping below 70 sqm, 50 sqm starts to look big for one bedroom. However, there is more to the story – being cheap and small doesn’t offer enough in an increasingly competitive environment. We are increasingly seeing projects that really push their design “points of difference” to stand out from the crowd, as a balance to smaller offerings.

Lifestyle is another touchpoint with the market, particularly in mixed use developments. Funky retail tenants add to the aura of a project reinforcing the niche/boutique appeal. Who doesn’t want to be a lift ride away from a cool coffee shop?

In our current apartment projects “on the board”, the Ellivo team are exploring the possibilities of true subtropical design, with community skygardens to create usable outdoor spaces. Island benches are out, continuous kitchen to living joinery is in and traditional finishes are being questioned.

The apartment market is highly competitive at the moment with several new project released in the last months, and with a limited number of investors in play. Now more than ever, each new development needs to offer something unique that puts it head and shoulders above the competition.

What trends are you chasing on your projects?