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Spink街是由Align Property Partners委托开发的一栋包含投机性质的办公楼项目，选址于绿树成荫的布莱顿海湾区。项目用地呈三角形，在Nepean高速公路（东）和Sandringham铁路线（西）之间，包含一栋四层办公楼和一处停车场。设计者在屋顶设置了露台，用户在此有着旷阔的视野，一览菲利普港道墨尔本中央商务区的景色。

Spink Street is a speculative office development commissioned by Align Property Partners, located in the leafy bayside suburb of Brighton. Comprised of four storeys of office above a ground floor lobby and parking facilities, the triangular project site is nestled between Nepean Highway (east) and the Sandringham rail line (west). A roof top terrace provided for tenant use offers expansive views from Port Philip Bay to the Melbourne CBD.

▼项目概览，Overall view © John Gollings

▼远观，Distant view © John Gollings

项目附近是Martin街区的活动中心，设计者通过打造特定的商业办公空间，激活这个著名但却被忽视的场地。由于用户对这片区域的喜爱，业主瞄准了市场中的一个利基市场，但对其商业服务并不满意，所以计划打造一座有着宽敞楼面、灵活空间和充足自然光线的建筑。考虑到近来人们工作模式的改变，室内空间按照高端住宅的精致家居美学进行设计。

Located within the Martin Street Neighbourhood Activity Centre, the project rejuvenated a prominent but neglected property through the development of site-specific commercial office space. Targeting a niche in the market where tenants loved the area but were dissatisfied with the current commercial offerings, our client was determined to deliver a building with generous floorplates, flexible spaces, and abundant natural light. Acknowledging the recent transition to hybrid working models, internal spaces embraced a refined domestic aesthetic more aligned to high-end residential developments.

▼街道侧视角，Street view © John Gollings

▼立面细部，Facade detials © Alex Reinders

本项目中提供的“当地”商业空间给周围的城市环境带来了很多好处。能够有效减少通勤时间、激活原本在日间空荡荡的社区、鼓励本地企业等，丰富的周边社区的生产生活。

Providing ‘local’ commercial space has many benefits for the surrounding urban environment. Reduced commute times, activating otherwise empty neighbourhoods during the day, and encouraging local business all enrich the surrounding area.

▼入口处，Entrance © Alex Reinders

设计者将人行道和车道分开设置。将大堂的入口和咖啡厅布置在西侧，人性道路将建筑与南侧的Martin大街和北侧的Elster运河自行车道连接在一起。停车场被布置在场地的东侧，紧邻Nepean高速公路，这一侧人流量较小，设计者还在此安装了噪音和围棋隔离装置。

The building form responds to its context by establishing separate sides for pedestrian and vehicle access. The lobby entrance and café (with street connection) are located on the west side where footpaths link the building to Martin Street to the south and Elster Canal bike trail to the north. Car parking is located on the east side adjacent to Nepean Highway where there is limited foot traffic and separation of noise and fumes can be provided.

▼前台接待处，Reception © Alex Reinders

▼办公空间，Office © Alex Reinders

项目的规模在一定程度上反应了规划覆盖的范围，设计者需要对关键地标进行。这小挡雨打造一座高于五层楼的建筑，而并非Martin大街2-3层的楼层限制。因为场地选址和其独特的形状，设计者认为在用地上进行后退打造建筑并不理想，因此他们采用了垂直立面，在简化建筑的同时增强了体量感，还强调了用地的三角形形状和地标的比例。预制混凝土南立面上的图案与旁边建筑进行了衔接和呼应。

The project scale reflects the planning overlays which call for a Key Landmark Redevelopment. This equates to a significantly taller building of five storeys in height instead of the 2-3 storey limits imposed closer to Martin Street. Due to the site position and the unique shape of Spink Street, setbacks to upper floors were not considered beneficial in this location. Theadoption of vertical sides simplifies and strengthens the building volume while emphasising its triangular shape and landmark proportions. The patterned precast concrete façade to the south elevation continues the facade articulation while responding to the mixed use concrete developments adjacent.

▼休闲空间，Leisure space © Alex Reinders

设计者在前期场地分析中遇到了周围基础设施相关的几个挑战，因此他们采取了一些结构方案，包括提高大厅的楼层高度，在较高楼层增加悬臂结构。侧面的核心筒露出大量而清晰的楼板结构，通往共享交通区的多个出入口确保了楼板可以被划分为各种大小和形状。东立面和西立面的玻璃幕墙为业主提供了绝佳的视野，在较高楼层中还可以欣赏到海外和中央商务区的景色。

Early site analysis identified several challenging aspects to the surrounding infrastructure that necessitated a structural solution involving raising the floor level for the lobby and incorporating significant cantilevers to upper floors. The side core arrangement (along the southern boundary) generates large, clear floorplate and multiple access points to the shared circulation zone ensure floorplates can be divided into a variety of shapes and sizes. The fully glazed façade to the east and west elevations offers occupants with excellent outlook with upper levels offering views to the bay and the CBD.

▼较高楼层视野，Higher floor view © John Gollings

▼屋顶露台，Roof top terrace © Alex Reinders

▼自行车存放处，Bicycle storage © Alex Reinders

物超所值是每个投机开发项目的首要考虑因素。项目在完工后实现了100%的入住率，说明了本设计完全满足客户的要求，同时也展示了项目团队完美遵循了设计理念。本项目有效平衡了设计任务与设计预算，确保了20Spink大街成为这片区域优质办公空间的成功典范。

Value for money is at the forefront of every speculative development. Achieving a 100% occupancy rate at project completion validated the client’s brief and demonstrated the project team’s commitment to the design philosophy. Effective balancing brief against budget has ensured 20 Spink Street is a successful example of high-quality office space in a suburban setting.

▼电梯间，Elevator © Alex Reinders

▼卫生间，Toilet © Alex Reinders

▼室内设计细部，Interior design detials © Alex Reinders

Details
Project size: 2195 m2
Site size: 578
Completion date: 2023
Building levels: 5
Project team: Peter Ryan Architects

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