‘INKERMAN OASIS’ DEVELOPMENT
SUSTAINABLE DESIGN FEATURES
A PARTNERSHIP RESIDENTIAL DEVELOPMENT BETWEEN
THE CITY OF PORT PHILLIP AND INKERMAN DEVELOPMENTS PTY. LTD.
At the Former Municipal Depot Site, St.Kilda
July 2008
This 262 unit, 3-5 level, $90 million residential project in 6 buildings incorporates a
range of ecologically sustainable design (both passive and active), mixed private and
social housing, integrated art and public pedestrian access. It demonstrates the
viability of sustainable development for private developers and has a national
reputation as a sustainable development joint venture between Local Government and
a private developer.
Background
In 1994, as a result of the local government amalgamation process combining the former
Cities of Port Melbourne, South Melbourne and St.Kilda, the new City of Port Phillip owned
three municipal depots. The St. Kilda municipal depot site became surplus to Council’s
requirements. The site comprised 1.223 ha. At the corner of Inkerman and Greeves Streets
in the heart of a high density, mixed use part of St. Kilda, an inner urban area of Melbourne.
In 1996 the City of Port Phillip resolved to use the site for a community housing project under
the City of Port Phillip Housing Program and resolved to investigate how such a project could
be undertaken. As the site was relatively large with a high development potential (up to
about194 units/ha.), the site provide too large for community housing alone and unaffordable
for traditional grant funding through a joint venture with the State housing authority.
Consequently, it was decided to investigate a public-private partnership to provide mixed
community-private housing and transfer the commercial/development risk to a private
developer. Project objectives were prepared whereby Council would exchange the site with a
developer in return for the following:
 The provision of 28 community housing units by a developer mixed within the private
housing without Council having to pay for their construction costs and the Department of
Human Services-Office of Housing has acquired 3 social housing units that are also
mixed within the private housing. Thus, there will be 32 social housing units comprising 12
% of total units;
 High quality urban design, architecture and integrated art will establish the project as a
demonstration project for private developers and lift the bench marks for private medium
and high density residential development. This includes the recycling of the 3 level, 20th.
Century architecturally significant former ‘Destructor’ Building ; and
 Best practice environmentally sustainable design features, both passive and active, which
also establish the project as a demonstration project amongst private developers and lift
the bench marks for private medium and high density residential development.
In return for meeting these Council objectives, the developer was able to develop the
balance of the development’s units for private housing and profit from the sales proceeds.
Housing\inkerm,an Oasis(Depot)\Promotion docs\Project facts and description.doc
1
Masterplan and investigation process
As part of this process, the City engaged a team of consultants to develop a masterplan for
the site comprising the Urban Land Corporation, Ecumenical Housing Inc, William Kelly &
Associates (integrated art) and Williams Boag Pty. Ltd. Architects. Over a three year period,
the City and the consultant team undertook a range of actions which added to the site value
from a $5.2 million book asset to one valued in the order of up to $7.5 million, thereby
making the project more viable for a developer. This value adding process included the
following:
 Preparation of an initial master plan design and associated cost estimation which
included environmental design features;
 Facilitation of the planning process and Council acceptance of the building heights
and unit density;
 Undertaking community consultation;
 Preparation of a soil contamination report and remediation strategy;
 Total site remediation with a cost of $1.7 million;
 Title conversion from General Law to the Torrens System under the Transfer of
Land Act; and
 Rezoning from Public Purpose-Local Government to Mixed Use.
The Council master plan design was initially guided by a Brief for the Preparation of a Master
plan, February 1998 which included a Social Housing Brief, an Urban Design and
Architecture Brief and Environmental Design Guidelines. Starting with this brief, Williams
Boag prepared a master plan which was subsequently adopted by Council. Solar
orientation was the initial master planning consideration.
Following a tender process, Council nominated a preferred developer, Contract Properties
Pty. Ltd. which then formed a joint venture with Riverside Melbourne Pty. Ltd., using the
company vehicle Inkerman Developments Pty. Ltd. for this project. The master plan was
then refined by Inkerman Developments to ensuring commercial viability and ‘buildability’.
For this task and ongoing project design, Inkerman Developments re-engaged Williams
Boag Pty. Ltd. Architects to refine the master plan and undertake design development and
documentation. The City then engaged McGauran Giannini Soon Pty. Ltd. for architectural
representation in negotiating the final design. The sub-consultants, Integrated Eco-Villages
Pty. Ltd. were engaged by Inkerman Developments to design a waste water recycling
strategy, negotiate regulatory approvals and construct the recycling system.
Although some ESD features were deleted on the basis that they were not commercially
viable, such as intensive roof gardens on buildings and solar power, other features were
enhanced such as the water recycling. Generally most of the sustainable design features
were retained as Inkerman Developments saw their value in marketing the private housing
and as a contribution to sustainable development. The developer also has changed the
project name from Council’s original name, ‘The Depot’, to ‘Inkerman Oasis’ based on
marketing advice, reflecting the strong ESD focus of the marketing and has marketed later
stages under the names D’Luxe.
In Late July, 1999 Council resolved to accept the Tender and entered into a Contract of Sale
and associated section 173 Agreement under the Planning & Environment Act 1987 (Vic)
with conditions for settlement including a requirement to apply for a planning permit under
normal arrangements. After meeting the contractual conditions, the site was transferred to
Inkerman Developments in June 2000 at settlement of the Contract of Sale. The
development commenced construction in late December, 2000 with Stages I-III designed by
Williams Boag Pty. Ltd. Architects and Stage(s) IV/V to be redesigned by architects eat:
Housing\inkerm,an Oasis(Depot)\Promotion docs\Project facts and description.doc
2
 Stage I of the development, comprising buildings D (8 Blanche Street), E (5 Greeves
Street) and F (7 Greeves Street) commenced construction in December 2000 and was
completed in May 2003.
 Stage II comprised apartments in the basement if building D.
 Stage III comprising building C (3 Greeves Street) commenced late 2004 and was
completed in July 06 and
 Stage(s) IV/V (buildings A and B) is yet to commence and will be completed in 2012.
Integrated art
An extensive integrated art program is a feature of the development. Developed by Williams
Boag and the artist, Sally Smart, it involves four elements comprising ornamental gates,
‘word bricks’ scattered throughout the development, two a large art panel on building E.
In stage(s) IV/V will have integrated art designed by Elizabeth Gower and Bill Kelly. Elizabeth
will provide tile panels that will create patterns by tile colours and shapes that will present at
differing levels of detail depending on one’s distance from the art. This will be located at 5
locations at Buildings A & B. Bill will provide a sculptural play feature for children to be
located on Old Market Lane north of Building D.
The project’s sustainable design features
Social housing
The project provides 32 units of social housing comprising:


28 units of community housing in Buildings F (7 Greeves Street) and C (3 Greeves
Street) as consideration to Council for the transfer of the land to Inkerman
Developments. These units comprise 1, 2, 3 and 4 bedroom units for older
persons, singles, families, youth and disabled persons.
4 other social housing units acquired by social housing investors under a social
housing option in the Contract of Sale. Three of these units have been acquired by
the Department of Human Services-Office of Housing in buildings A and C and one
acquired by another community housing investor in Building F.
The total 32 units comprise 12% of the development’s 267 units.
13 of the Council community housing units in Building F are for older persons and are
clustered in a manner suitable for this target group while also located on the edge of the
east-west public walkway, Depot Lane, to balance their need for security with community
engagement. The remaining 15 Council community housing units and four other social
housing units in Buildings F, C and A are mixed in a salt and pepper manner amongst
private apartments.
All social housing units are externally and largely internally indistinguishable from the private
apartments. The only internal design differences comprise replacement of a few up-market
design features such as granite bench-tops, timber joinery veneer and polished timber floors
in kitchens with conventional social housing materials and finishes for maintenance purposes
and use of alternative ovens and stoves and bathroom sanitary ware and fixtures in
accordance with disability access requirements. In addition, some of the unit sizes are larger
than the private apartments.
Housing\inkerm,an Oasis(Depot)\Promotion docs\Project facts and description.doc
3
Ecologically sustainable design
The master plan provides for a 267 unit residential development and three retail tenancies
(facing Inkerman Street) in 6 three to five level buildings. Five of the buildings are new
buildings and one a recycled building. The sustainable design features which have been
provided are as follows:
 Orientation of most of the buildings to achieve optimum solar access to living areas of a
majority of units (66% facing north, 22% facing east-west, 12% facing south). This was
the initial master planning consideration determining building orientation, location, setbacks and height;
 Solar hot water for 16 of the community housing units located within one building (7
Greeves Street);
 Solar communal lighting along public access walkways across the project;
 Roof gardens on top of the 240 car sub-basement car park. The car park includes bicycle
storage areas;
 Non mechanical ventilation of the sub-basement car park by natural air movement
created by voids cut out of the sub-basement car park roof;
 Cross flow ventilation of units in the first three newly constructed buildings (3, 5 and 7
Greeves Street). This is achieved via louvered windows located at the front of units and
over front doors that are connected to internal passages and passage shafts in buildings
that vent to rooves via fixed vents. This increases natural ventilation and minimises use
of mechanical ventilation or air conditioning. However, there is no restriction on
household use of air conditioning units and some air conditioners were introduced by
private owners;
 Landscaping largely with native plants;
 Units will be designed to generally have an energy star rating of between 3.5 and 4.5
stars through materials selection, unit design and encouragement of low energy/resource
efficient appliances and fixtures;
 Two public pedestrian routes through the site to guarantee pedestrian permeability: the
existing east-west-walkway, Depot Lane, along the edge of the wetlands comprising part
of the public open space requirement under the Subdivision Act 1988; and a north-south
walkway to be named Old Market Lane after the former St.Kilda Market that was formerly
located on the north-east portion of the site. These walkways are protected by an
easement of carriageway and section 173 Agreement under the Planning & Environment
Act 1987 to legally ensure public access and prevent the development becoming a ‘gated
community’; and
 Waste water recycling (see details below).
Water recycling system
Domestic grey water
 Primary treatment of domestic bathroom grey water (basins, baths and showers)
from about 50% of units in 3 buildings in a 15,000 litre aeration balance tank to
remove suspended solids;
 Tertiary level treatment in a 10,800 litre Kubota membrane bio-reactor (MBR) tank
to act as a first step biological and physical filtration process (this tank was initially
duplicated to permit maintenance on each individual membrane module without
the system reverting to a conventional system where waste goes to the sewerage
system but the second tank was found to be unnecessary and is not used).
Housing\inkerm,an Oasis(Depot)\Promotion docs\Project facts and description.doc
4
Stormwater
 Capture of general roof and ground flow storm water from across the total site.
(with peak stormwater flows diverting to the conventional stormwater
system).
 Filtration through two gross pollutant traps on both ends of the wetland.
 Primary treatment of the water in a 400 m 2 wetland by filtration through a soilgravel medium and absorption by wetlands plants to remove particles and
nutrients.
 Water not absorbed or retained in the wetland will discharge into the stormwater
system as partially cleaned stormwater.
Reuse
The recycled bathroom grey water is then held in a 45,000 litre storage or back-up
tank, then passed through an ultraviolet disinfection unit and chlorine dosing before
being reticulated by two constant pressure pumps for two uses:
 Sub-ground garden irrigation across 2,500 square metres of soft landscaped
areas primarily using native and indigenous plant species over the total
development. Irrigation is controlled to release water to dry areas through 5,825
lineal metres of ‘Geoflow’ slow release dripper piping by 12 solenoids triggered by
a computer and moisture sensors.
 Toilet flushing in dual flush toilets in all bathrooms across the total development.
The recycled water for toilet flushing receives tertiary treatment through
ultraviolet disinfection unit located in the plant room before it enters the ring main
system. A mains pressure fed header tank is provided as a back up for the
electrically powered pump that distributes water through the ring main system.
Black water (sewage and kitchen sink waste) is still treated by the conventional sewage
system.
Originally, it was intended that the stormwater would have tertiary level treatment in the MBR
tanks and then be combined with the treated grey in the storage tank for recycling. Water
seepage off the landscaped areas was intended to return to the wetlands, then MBR tank
and then be recycled, ensuring that the system operated as a ‘closed loop’ system.
This intent was reflected in the original Commonwealth grant that funded the system. The
incorporation of stormwater into the waste water recycling system and reuse for toilet
flushing had been originally made possible by a $267,214 Commonwealth grant from the
Living Cities, Urban Stormwater Initiative program 2000/2001. This grant was more than
matched by Inkerman Developments. The grant also allowed for the provision of water
balancing flow control devices in the plumbing system throughout the project to reduce water
pressure and maintain pressure consistency. The one-off capital cost of the system at the
time was estimated at $2,000 per residential unit.
However, South East Water Limited (SEWL), under a six year Maintenance and Monitoring
Agreement with the Owners Corporation (formerly known as a Bodies Corporate), had tested
the system as part of refining the system and preparing a Health and Environmental
Management Plan. SEWL determined that treating the stormwater in the MBR tank would
dilute and compromise its biological activity and introduce excess water to that required for
reuse purposes. As a result, after the system became operationalised in May 2008, the
stormwater only flows into the wetlands and excess stormwater in peak rain events may
discharge into the Shakespeare Main drain leading to Port Phillip Bay. This meant that the
stormwater no longer was part of a closed loop system and without being combined with
grey water this reduced the system’s degree of innovation. SEWL also introduced the
Housing\inkerm,an Oasis(Depot)\Promotion docs\Project facts and description.doc
5
chlorine dosing step as part of the process of achieving regulatory approvals for operating
the system.
Key dates in operationalising the system have been:
 May 2003: Stage 1 completion (including grey water recycling plant, equipment and
wetlands).
 Late 2004: commissioning the grey water system by SEWL without recycled water flowing
to toilets and irrigation whilst water quality testing occurred by SEWL to meet EPA and
Department of Human Services regulatory requirements.
 December 2007: DHS endorsement for water recycling.
 February 2008: EPA decision that the Health & Environment Plan (HEMP) meets
requirements and is exempt from licencing under the EPA Act.
 May 2008: the grey water system is operationalised (recycled water flows to toilets and
landscape irrigation).
In general, the waste water reuse (grey water and stormwater) system is the first grey water
recycling of its kind in Victoria attempting to trial combining stormwater and grey water in
Australia of this type and in this density of housing. At the time of system design, the system
was estimated to provide the following benefits (these benefits are yet to be confirmed from
follow up research after the system became operatrionalised):
 Reduction of potable water requirements of the project by about 40% in Summer and
20% in Winter.
 Reuse of grey water reduces sewer loadings going to the Bay via one of the metropolitan
sewage treatment plants.
 Natural fertilisation of gardens from nutrients in the treated waste water and prevention of
manufactured or imported natural fertiliser applications which are a known nutrient
pollution source (ie. phosphates, nitrates and other nitrogen-based compounds).
 First flush of stormwater containing the bulk of nutrient and gross pollutants is collected
on-site and nutrient loads reduced by absorption and filtration in the wetlands before
discharge into the drainage system going to Port Phillip Bay;
 An estimated 14 tonnes of nitrogen and phosphates will be prevented from entering Port
Phillip Bay per year.
 Reduction of contaminants (sewer loadings, nutrients, phosphates, gross pollutants) from
entering the Shakespeare Main Drain. The drain runs into Port Phillip Bay near the Fairy
Penguin colony at St. Kilda Pier.
However, the system has virtually no impact on the household savings from reduced water
use due to the current low charges applied to water use in Melbourne. In 2005 the cost
savings was calculated to be 12 kilolitres per day across the development with a cost
savings of $12 per day or 0.051 cents per day per residential unit. Greater user savings will
occur as water rates increase over time in reaction to the drought and State water
infrastructure improvements.
The waste water recycling system is managed by South East Water Ltd. (SEWL) under a six
year maintenance and monitoring agreement with the body corporate. The recycling system
has been supported by a $125,000 innovation grant from SEWL to Inkerman Developments
and Integrated Eco-Villages. The maintenance operating costs at the time of system design
was estimated to be $40-60 per residential unit per year.
Housing\inkerm,an Oasis(Depot)\Promotion docs\Project facts and description.doc
6
Overall Project Achievements
 The project achieves quadruple bottom line sustainability: social, environmental,
economic and cultural.
 It will provide a broad package of environmental design features including building
orientation for solar access and grey water recycling-a first of its kind in Australia.
 The project achieves developer provided community housing and mixed privatecommunity housing- the first of its kind in Australian and an important contribution to the
trend towards increased private-public partnerships .
 The project embodies a high level of contemporary architecture, urban design and
integrated art. This is achieved in a high density if 194 units per ha. without providing a
tower building solution in a high density .
 It is under construction which proves that the joint venture model is achievable,
commercially viable and highly marketable. The private unit sales were heavily marketed
as an ecologically sustainable development.
 It is a partnership between Local Government and a private developer which sets a
precedent for the value of such partnerships in achieving complex projects.
 As it is being privately developed, it will act as a demonstration project in best practice
environmental design for medium density, private residential development and set a
higher benchmark in standards expected of developers in Australia.
Awards
The project has won the following awards or recognition:








United Nations Association of Australia World Environment Day Awards 2000,
category: Local Government, Best Specific Environmental Initiative.
Stockholm Partnership for Sustainable Cities Award 2002. This was awarded for the
project’s social, cultural and environmental sustainability features and the
partnership arrangements and was one of 13 international winners.
Nomination of Inkerman Oasis as a Green Building, showcasing Inkerman Oasis in
Oslo, Norway in October 2003 and assessment against the Green Building
Challenge Tool (as one of two Australian nominations).
Save Water Award 2003 (Victoria), category: Sustainable Built EnvironmentResidential Subdivision/Medium Density/Urban renewal Project.
National Awards for Excellence in Community Housing 2003, high commendation in
the category, Innovation.
Commendation Award at the year of the Built Environment Exemplar National
Awards 2004, Sustainable Communities Category (one of only three entries
recognised in this category).
Howard Desbrowe-Annear Award-Residential, Architect Victoria Awards 2005, (the
top residential award for 3 residential categories).
2005 National Royal Australian Institute of Architects Special Jury Award.
Housing\inkerm,an Oasis(Depot)\Promotion docs\Project facts and description.doc
7
Further information
Developer
 Richard Ng, Development Manager, Inkerman Developments Pty. Ltd.
Tel: (03) 9620 7788 Fax: (03) 9620 9688 E-mail: richardng@riversideproperties.com.au
City of Port Phillip
 Gary Spivak, Housing Development Officer, City of Port Phillip
Tel: (03) 9209 6752 Fax: (03) 9536 2735 E-mail: gspivak@portphillip.vic.gov.au
Project architect (masterplanning, stages 1-3, buildings C,D,E & F)
 Erik Moisa, Project Architect, Williams Boag Pty. Ltd. Architects
Tel: (03) 8627 6000 Fax: (03) 86276060 E-mail: emoisa@williamsboag.com.au
Project architect (stage 4, Buildings A & B)
 Albert Mo, Director, Architects EAT Pty. Ltd.
Tel: 9824 0813 Fax: 9824 0843 E-mail: office@eatas.com.au
Project original waste water recycling consultant
 Garry Kerans, Integrated Eco-Villages Pty. Ltd.
Tel: (02) 6297 3401 Fax: (02) 6299 5390 E-mail: garry@ecovil.com.au
Water recycling system manager
 Billy Low, Recycled Water Project Officer, South East Water Ltd.
Tel: (03) 9552 3591 Fax: (03) 9552 3624 E-mail: billy.low@sewl.com.au
Housing\inkerm,an Oasis(Depot)\Promotion docs\Project facts and description.doc
8