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One One One Eagle Street
One One One Eagle Street
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One One One Eagle Street
111 Eagle Street forms the centrepiece of a
trio of towers that mark Brisbane’s renowned Riverside Precinct. It occupies a
site that comprises the loading docks and basement carpark access to the
existing neighbouring towers either side. The site’s sever constraint was the
lack of bearing points due to those existing encumbrances.
From this constraint evolved a structural
solution which defines the tower, a web of trunks and branches developed from
an algorithm called ‘growing towards the light’. This algorithm was chosen as it was not only
significantly more efficient than other solutions, but enabled a site specific
architecture – rare in commercial tower design – to evolve, related to
Brisbane’s most iconic Fig trees which foreground the site.
The tower comprises 54 levels, 42 of which
are for offices, with the base over two levels, the upper for corporate access
enabling the ground to act as internal public plaza and dining space. The
structure is designed to be read distinctively by oscillating illumination at
night, and subtly by day respecting Harry Seidler’s adjoining towers. A further aim was to create a new tower
architectural typology which embodies the ‘subtropical river city’ and it has
been universally recognised for this accomplishment.
Conceptual Framework
The client’s key demands were for a
commercial tower which engaged the public and befitted the city’s ‘Riverside’
precinct of exceptional architecture and space.
It was through unexpected constraint – that of little bearing capacity
on the site – that architecture and engineering united to create such an
outcome.
Our philosophy was to create a tower that
would be both publicly recognised as belonging to the subtropics and recognised
as site-specific, this aspect rarely if ever associated with the commercial
office tower. That philosophy was
achieved by utilising the structural solution of the constraint to create an
architecture that is responsive to the one significant natural landscape
element remaining in the precinct from history – Brisbane’s cluster of iconic
CBD fig trees.
Our mutual aim was to push the boundaries
of environmental performance for the office towers, catalysed by the structural
geometry which produced a minimum of material requirement.
Public and Cultural Benefits
The primary public/cultural benefit has
been the universal public and media appraisal of an office tower contributing
dramatically to the cultural identity of Brisbane as a city. It has been recognised by day and night as
enriching and enlivening the urban fabric from its ‘public’ base to its
distinctive skyline. A direct physical
public benefit is the tower base, which ‘folds up’ from the Riverside and Riparian
plazas to form its own internal public plaza and restaurant as a retreat in the
city and much-used thoroughfare from ferry terminal to CBD.
Relationship of Built Form to Context
The tower forms a distinctive yet
complimentary central element with its iconic Seidler-designed neighbours, the
three towers stepping down in sequence.
Its plan is shaped to accentuate the geometries of the three towers
working together. The structure is
designed to one of several thousand algorithms explored for efficiency, it
being called ‘growing toward the light’, chosen because it also created a
synergy with the structure and ascending narrowness of the branches of the fig
trees that dominate the Riverside precinct’s foreground.
Program Resolution
The design meets the client’s desire for as
large a floorplate as possible within the covenant constraints of the original
Seidler-led precinct master plan with optimised floorplate efficiencies. These range from 81% to 86%, more than
fulfilling the client’s targets. The
client’s other major aspiration – for a tower that surpassed the service,
movement and office space experience of all existing office towers in the CBD
was achieved both by commitment to design refinement and by an unusual level of
client collaboration.
Allied Disciplines
The obvious is the collaboration between
architect and key structural engineer Tristram Carfrae. The design is the outcome of over twenty
years of maturing this relationship over several structures with him, most
notably the Kurilpa Bridge and Helix Bridge Singapore.
The artist/designer Alexander Loterzstain
was engaged in the lighting program of the structure, entitled ‘Breathe’, and
Sandra Selig created the backdrop to the ground floor Philip Johnson
restaurant.
Cost/Value Outcome
The 54 level tower, providing 62,000m2 of
office space over 44 levels, was constructed for $341 million, at a very
efficient value of $5,500/m2 for a Premium Grade, 6 Star Green Star office
tower. This efficiency is primarily due
to combined structural and office floorspace efficiency.
Sustainability
111 Eagle Street is accredited to 6 Star
Green Star (v2 Office) Design rating and 5 star NABERS Energy rating. Notwithstanding these achievements, it is
recognised that the highest rating levels alone do not substantiate awardable
sustainable architecture.
The fundamental differentiation in this
tower is that it has radically re-invented high rise tower structure in a way
that utilises 20% less material than a conventional tower, and that embodies
nature in its evolution and its expression.
The structure is exacted to an algorithm called ‘growing towards the
light’ – the first use of such an algorithm in tower design – enabling it to
diminish in size as it rises, to columns of 300mm square at the top. The result is a site-specific reciprocation
with the two historic Fig trees in the tower’s foreground for all to
experience.
The building and its public spaces have
gained an immediate public embrace, both for its expression, and for its role
in enriching the social realm of the city due in particular to the ground plane
acting as public plaza. This is achieved
by elevating the corporate level to a mezzanine, enabling the ground level to
be an extension of the Seidler-initiated Riverside Plaza spaces, accessible to
all.
The detail resolution of the tower’s façade
completes a holistic sustainability solution, integrating structure,
solar-responsive sunscreens, optimised daylight penetration and perimeter fresh
air intake in the one system. This
system couples with gas-fired Trigeneration enabling the waste heat to produce
the building’s chilled water, the great water component being also treated and
distributed throughout the tower. In summary, 111 Eagle Street is a physical,
visual and social embodiment of sustainable commercial tower architecture.
trio of towers that mark Brisbane’s renowned Riverside Precinct. It occupies a
site that comprises the loading docks and basement carpark access to the
existing neighbouring towers either side. The site’s sever constraint was the
lack of bearing points due to those existing encumbrances.
From this constraint evolved a structural
solution which defines the tower, a web of trunks and branches developed from
an algorithm called ‘growing towards the light’. This algorithm was chosen as it was not only
significantly more efficient than other solutions, but enabled a site specific
architecture – rare in commercial tower design – to evolve, related to
Brisbane’s most iconic Fig trees which foreground the site.
The tower comprises 54 levels, 42 of which
are for offices, with the base over two levels, the upper for corporate access
enabling the ground to act as internal public plaza and dining space. The
structure is designed to be read distinctively by oscillating illumination at
night, and subtly by day respecting Harry Seidler’s adjoining towers. A further aim was to create a new tower
architectural typology which embodies the ‘subtropical river city’ and it has
been universally recognised for this accomplishment.
Conceptual Framework
The client’s key demands were for a
commercial tower which engaged the public and befitted the city’s ‘Riverside’
precinct of exceptional architecture and space.
It was through unexpected constraint – that of little bearing capacity
on the site – that architecture and engineering united to create such an
outcome.
Our philosophy was to create a tower that
would be both publicly recognised as belonging to the subtropics and recognised
as site-specific, this aspect rarely if ever associated with the commercial
office tower. That philosophy was
achieved by utilising the structural solution of the constraint to create an
architecture that is responsive to the one significant natural landscape
element remaining in the precinct from history – Brisbane’s cluster of iconic
CBD fig trees.
Our mutual aim was to push the boundaries
of environmental performance for the office towers, catalysed by the structural
geometry which produced a minimum of material requirement.
Public and Cultural Benefits
The primary public/cultural benefit has
been the universal public and media appraisal of an office tower contributing
dramatically to the cultural identity of Brisbane as a city. It has been recognised by day and night as
enriching and enlivening the urban fabric from its ‘public’ base to its
distinctive skyline. A direct physical
public benefit is the tower base, which ‘folds up’ from the Riverside and Riparian
plazas to form its own internal public plaza and restaurant as a retreat in the
city and much-used thoroughfare from ferry terminal to CBD.
Relationship of Built Form to Context
The tower forms a distinctive yet
complimentary central element with its iconic Seidler-designed neighbours, the
three towers stepping down in sequence.
Its plan is shaped to accentuate the geometries of the three towers
working together. The structure is
designed to one of several thousand algorithms explored for efficiency, it
being called ‘growing toward the light’, chosen because it also created a
synergy with the structure and ascending narrowness of the branches of the fig
trees that dominate the Riverside precinct’s foreground.
Program Resolution
The design meets the client’s desire for as
large a floorplate as possible within the covenant constraints of the original
Seidler-led precinct master plan with optimised floorplate efficiencies. These range from 81% to 86%, more than
fulfilling the client’s targets. The
client’s other major aspiration – for a tower that surpassed the service,
movement and office space experience of all existing office towers in the CBD
was achieved both by commitment to design refinement and by an unusual level of
client collaboration.
Allied Disciplines
The obvious is the collaboration between
architect and key structural engineer Tristram Carfrae. The design is the outcome of over twenty
years of maturing this relationship over several structures with him, most
notably the Kurilpa Bridge and Helix Bridge Singapore.
The artist/designer Alexander Loterzstain
was engaged in the lighting program of the structure, entitled ‘Breathe’, and
Sandra Selig created the backdrop to the ground floor Philip Johnson
restaurant.
Cost/Value Outcome
The 54 level tower, providing 62,000m2 of
office space over 44 levels, was constructed for $341 million, at a very
efficient value of $5,500/m2 for a Premium Grade, 6 Star Green Star office
tower. This efficiency is primarily due
to combined structural and office floorspace efficiency.
Sustainability
111 Eagle Street is accredited to 6 Star
Green Star (v2 Office) Design rating and 5 star NABERS Energy rating. Notwithstanding these achievements, it is
recognised that the highest rating levels alone do not substantiate awardable
sustainable architecture.
The fundamental differentiation in this
tower is that it has radically re-invented high rise tower structure in a way
that utilises 20% less material than a conventional tower, and that embodies
nature in its evolution and its expression.
The structure is exacted to an algorithm called ‘growing towards the
light’ – the first use of such an algorithm in tower design – enabling it to
diminish in size as it rises, to columns of 300mm square at the top. The result is a site-specific reciprocation
with the two historic Fig trees in the tower’s foreground for all to
experience.
The building and its public spaces have
gained an immediate public embrace, both for its expression, and for its role
in enriching the social realm of the city due in particular to the ground plane
acting as public plaza. This is achieved
by elevating the corporate level to a mezzanine, enabling the ground level to
be an extension of the Seidler-initiated Riverside Plaza spaces, accessible to
all.
The detail resolution of the tower’s façade
completes a holistic sustainability solution, integrating structure,
solar-responsive sunscreens, optimised daylight penetration and perimeter fresh
air intake in the one system. This
system couples with gas-fired Trigeneration enabling the waste heat to produce
the building’s chilled water, the great water component being also treated and
distributed throughout the tower. In summary, 111 Eagle Street is a physical,
visual and social embodiment of sustainable commercial tower architecture.
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