resulting in a process of partial , rather than full demolition . The existing building had limited parking space on the first floor only . The clear heights of the internal spaces to the upper floors were restricted by low beams and other structural elements . The façade was in dire need of upgrading as it had a negative impact on the aesthetics of the streetscape . The building envelope extended up to all site boundaries on the first three levels ; thereafter the upper floors were set back a further 4.5m from the street boundaries .
An initial feasibility study was conducted and it was decided to increase the building envelope to allow for maximum use of the allowable building footprint and to realise the full potential of the site . It was decided to extend the upper four
floor slabs to the street boundaries enclosing the 4.5m setbacks on these three sides . It was also agreed to increase the height of the building to nine stories in line with the height of the blocks of flats on Beach Road . This resulted in an application to the City Planning Department for setback , height and bulk departures which were advertised to adjoining owners and Ratepayers Associations . Objections were received from two adjacent properties and negotiations with these neighbours resulted in the approval of the setback and bulk departures with the height remaining at seven floors .
The intention was to reuse and extend the existing upper floor slabs . However , once the stripping out of the internal ceilings and partitions commenced , it became apparent that the resulting spaces were restricted at each level by the existing structure . The edges of the existing floor slabs were supported by substantial upstand and downstand beams which would need to be removed . The sequence of supporting these existing edges , casting the new portions of concrete and stitching the old slabs to the new presented several challenges which would impact on the speed and safety of the operation . There was also concern that settlement would result in movement between the old and new slabs that could affect the floor and ceiling finishes .
After extensive consultation between the members of design team , the decision was taken to fully demolish the entire structure down to the third floor , leaving only the lift core . These three floors , including the roof slab , would be recast as new . Besides the structural benefits , these new floors were then designed with higher floor to ceiling heights , clear spans with no beams , high quality off-shutter soffits and power floated
90 The Equinox