Bennetts Lane Hotel HOTEL OPERATOR SELECTION - EXPRESSION OF INTEREST MICRO HOTEL OPPORTUNITY
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HOTEL OPERATOR SELECTION — EXPRESSION OF INTEREST
Bennetts Lane Hotel
MICRO HOTEL OPPORTUNITY
I NTRO D U C TI O N
An Opportunity To Share In Melbourne’s Thriving
Laneway Culture
Aust Global Investment (AGI) wishes to identify
an accomplished hospitality operator to enter
into a contract for the operation of an upscale
hotel and a stylish bar at 22- 24 Bennetts Lane,
Melbourne under the terms of a full property lease
or management agreement. The CBD site at the
north-east quarter of Melbourne is located in a
celebrated laneway known by legions of local and
international jazz aficionados.
Understanding the vibe of Melbourne’s
internationally acclaimed laneways culture, AGI is
keen to engage an operator who will realise the
full potential of the hotel in complementing its
edgy, fashionable appointments with an upbeat
and outstanding management.
The hotel is due to commence construction in late
2018 in time for an early 2020 opening date.
Cover Image: Life Magazine
01
O P E R ATO R S E LEC TI O N
This request for a proposal (RFP) outlines
background information for the planned
hotel development to date and the RFP
criteria. In summary, your response
should illustrate your company’s vision
for the business and its trading potential,
your operating requirements inclusive of
marketing and staffing, your quality and
standards procedures, and your proposed
lease or management terms
AGI has outlined a number of objectives
and performance indicators that will be
critical to the selection process:
• The hotel will be positioned to
identify strongly with the lifestyle
values of its target market, through
a compelling branding and
communication strategy to resonate
in domestic and international markets
• Marketing and sales resources
appropriate to enabling the
property to become a preferred
and leading hotel in its segment
• The operator should be able to
demonstrate a successful track
record in accommodation and/or
hospitality/catering management.
• The operator should be able to
demonstrate appropriate resources,
both financially and operationally, to
successfully execute all requirements
of the agreed commercial terms
including achievement of a satisfactory
return both to the investors and the
operator.
Please outline any additional information
you require from the developer should
you be short-listed for the next stage of
the selection process in order to carry-out
full due diligence for this opportunity.
02
Development and
Project Managers
WHO WE ARE?
Sinclair Brook Group is an
integrated and privately owned
property company based in
Queens Place Melbourne
Australia. Operating since 2002,
by Cox Architects, Fender Katsalidis Architects and Hecker Guthrie the Group is engaged in the
formation, management and
delivery of development projects
with an end value in excess of $6
billion.
At the heart of Sinclair Brook
Client
is a commitment to genuine
WHO WE ARE?
partnership. We collaborate with
Aust Global Investment is an urban real estate some of the best designers, real
development, investment and management estate developers, investors
firm with offices in Melbourne, Shanghai and consultants from across the
and NanJing. Its headquarters located in industry, both locally and abroad.
Melbourne’s CBD were founded by Lionel Shi
in 2008 and expanded to China in the year of Sinclair Brook pride themselves
2013. Over the years, AGI has aspired to provide in understanding real estate.
the ultimate real estate experience for today’s Their expertise lies in an ability
modern consumer with a unique contemporary to identify sites and devise Marina Tower - Sheraton Four Points
style and total passion for connecting people appropriate development by Sinclair Brook, with DKO
with property. At the present time the group’s strategies that optimise value.
services cover real estate project development
and underwriting, commercial real estate,
investment planning consulting, real estate
finance, leasing and resale.
AGI is driven to continue expanding to the key
cities in Australia and even nationally in 10 to 15
years by developing opportunities of the highest
calibre and delivering design-led products of
exemplary quality. The future development
will focus upon convenience and accessible
locations and amenities, sophisticated designs
blending a sharp sense of innovation and
contemporary luxury concept, and one-stop
hotel service and management.
03
Architect
WHO WE ARE?
Plus Architecture are an award-winning, integrated Architecture, Master
Planning and Interior Design practice founded in 1997.
Through their thoughtful, well-considered approach their team’s
capabilities extend to Multi-Residential, Master Planning, Commercial,
Hospitality, Aged Care and Retirement Living projects.
Plus pride themselves on their ability to create projects which not only
contribute positively to the urban landscapes in which they sit, but
also deliver great commercial outcomes for the client. It is this very
intersection, between design innovation and commercial success, that
define their firm, and their architects are constantly striving for design
Interior Architect excellence that also adds significant value for the client.
WHO WE ARE?
They have offices spread over both Australia and New Zealand –
Comprising sixteen highly skilled, Melbourne, Sydney, Brisbane, Gold Coast, Perth, Christchurch and
passionate and motivated designers with Auckland – that are led by their growing team of Directors and
diverse backgrounds and specialisations, Associates who drive design ingenuity with efficiency and focus, while
Breathe Architecture is a collaborative playing a key role in the constant evolution of our major cities. With a
design environment with a broad range combined staff of over 200, Plus Architecture have both the capacity Bespoke Apartments, Glen Iris
of competencies and a united ethos and the proven experience to undertake projects of any scale. by Plus Architecture
that elevates both architectural and
professional performance.
Breathe’s strength lies in strategic
thinking. Questioning the status quo,
always wanting to do better, exhaustive
research and precedent studies. We
want to find the best of the typologies
available in the world and constantly Hotel Consultant
work to do better. WHO WE ARE?
At Breathe Architecture we pride Australia’s tourism investment pipeline is valued at some $40 billion with
ourselves on taking on meaningful around 30% earmarked for hotel and accommodation developments. As
projects, and do not busy ourselves with global travel expands exponentially, lifestyle aspirations drive markets
projects that we would not be proud constantly upwards, technology connects our world in all kinds of ways and
of. We are not a voracious practice and expectations become more precise and demanding, how do hotels deliver
as a result turn down more work than value to their guests, their investors, their operators and host communities?
we take on. This allows us to focus our id Hotels Advisory provides strategic and operational consulting services
resources to meet project program and to hotel asset owners, investors, operators and the property development
delivery requirements. It also allows us sector. Our real-world expertise affords an innovative approach to
to remain a selective, boutique practice establishing and managing hospitality operations and successfully
Paramount House Hotel, Surry Hills
Photo: Kat Lu and enables exceptional outcomes in connecting them to the marketplace… building value in the hospitality
every project we undertake. business.
id Hotels Advisory consultants and associates offer a breadth of hands-
on hotel experience keenly honed through working with large hotel
corporations, successful independent operators and start-ups. We work
either independently with our clients or collaboratively within multi-
discipline project teams embracing the full scope of hotel planning… market
analysis, positioning and branding, concept development, facilities and
services configuration, trading projections, financial assessment, operator
recruitment and ongoing management evaluation.
04
TH E N E W
B E N N E T T S L AN E H OTE L
A truly Melbourne offering, a hotel
experience like none other in this city.
The hotel will exemplify Melbourne’s hip
laneway scene with an intimate late-night
basement bar, a cultural boutique offering
craft spirits and inspired cocktails,
craft beers and select cellared wines
complemented with tapas-style single
serve food bites and share platters.
A vibrant café welcomes guests on the
ground level with 47 stylish rooms above.
Rooms will be well connected with free-
wifi throughout the hotel, which will
enable business and leisure for visitors in
the world’s most liveable city.
Plus Architecture have planned the
building to optimise the compact site
ensuring its operational functionality and
revenue-earning potential.
The hotel reflects quality in its interiors
crafted by Breathe Architecture, who
recently completed the award-winning
and bespoke Paramount House Hotel in
the Sydney suburb of Surry Hills.
Guest rooms will include: free high-speed
WiFi, USB connectivity, entertainment
and television facilities (including
movie streaming services), a mini-bar
and espresso coffee maker and a guest
engagement system (including virtual
concierge, hotel and visitor services) and
keyless digital access.
05
MARVE LLO U S M E LB O U R N E
Melbourne is the capital and most populous city
in the state of Victoria and has been ranked as
the world’s most liveable city every year since
2011 - and among the top three since 2002 –
according to The Economist Intelligence Unit.
The climate falls within the warm, temperate
belt of the south-east corner of Australia,
characterised by warm and dry summers and
cool-to-mild, wet winters.
Located on the large natural Port Phillip Bay,
its city centre is situated at the northernmost
point of the bay, near to the estuary of the
Yarra River. The principal municipality is the
City of Melbourne, and the wider urban area
consists of a further 30 municipalities spanning
9,900 skm² comprising the greater metropolis
extending south from the city centre, along
the eastern and western shorelines of Port
Phillip Bay, and expanding into the hinterlands,
toward the Dandenong and Macedon mountain
ranges, Mornington Peninsula and Yarra Valley.
Fuelled mainly by overseas migration, Greater
Melbourne’s population has reached 4.5
million, just 340,000 short of Sydney, with 75%
of Victoria’s residents calling Melbourne their
home. Victoria has the fastest rate of population
growth in Australia and it is estimated that
Melbourne’s population will overtake Sydney
around 2020, growing to 6 million by 2030.
Inner Melbourne accommodates 8% of the
city’s population and accounts for 30% of its
workforce.
Melbourne is a leading financial centre in
Australia, as well as the Asia-Pacific region,
and is rated highly in the areas of education,
entertainment and theatre, creative arts and
fashion, healthcare, research and development,
tourism and sports.
06
ROYAL EXHIBITION BUILDING FITZROY & COLLINGWOOD ST PATRICK’S CATHEDRAL PARLIAMENT MELBOUNRE CENTRAL
CARLTON GARDENS RMIT UNIVERSITY PRECINCT NORTH-RICHMOND AREA STATE LIBRARY QV BUILDING TREASURY
GARDENS
THE LOCALE
The Bennetts Lane hotel will kick-back into
its laneway setting off Little Lonsdale Street,
between Exhibition Street and Russell Street, with
a future extension to Bennetts Lane connecting it
through to Latrobe Street.
This quarter of Melbourne’s CBD is a diverse mix
of old and new with heritage properties rubbing
shoulders alongside business towers, stylish
residential apartments and some of the city’s
legendary theatres and dining establishments.
E
D
A
R
PA
A
The Bennetts Lane Hotel is surrounded by
RI
TO
a plethora of restaurants, bars and city
IC
V
experiences. Some of Melbourne’s funkiest
and finest venues are situated in the nearby
laneways similar to Bennetts Lane.
Just a few minutes stroll to the north are
the Royal Exhibition Building and Gardens,
Melbourne Museum and the multicultural 22 -2 4 BE NNET T S L ANE
offerings of Carlton, Fitzroy and Collingwood
with their vibrant dining, retail and entertainment
attractions. The Melbourne Cricket Ground and
Flinders Park sports precinct, Southbank and
Crown Casino, Docklands and Etihad Stadium are
all conveniently accessible by public transport.
The expansive campuses of Melbourne University
and RMIT University are just a few blocks away
as is the city’s hospitals precinct with its major
medical education and research institutions.
Construction cranes on development sites dot the
local skyline around the Bennetts Lane precinct
LA
and nearby on Spring Street, the Royal Society
ET
T
R
O
RE
of Victoria is planning Australia’s tallest and, B
E
ST
S
possibly skinniest, skyscraper… a 60 storey, 330 T
A
R
E
RI
E
metre tower. Other neighbouring developments T
O
CT
around Bennetts Lane include:
VI
• 109-111 Lt Lonsdale Street
Upper/Midscale Hotel of 21 storeys
• 42-50 Latrobe Street
Student Accommodation of 43 storeys
• 58-66 Latrobe Street
Residential Apartments of 34 storeys
• 130 Lonsdale Street
‘Wesley Place’ Office 33 storeys
• 269-271 Spring Street
Australian Unity Office, 16 storeys
07
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. R The hotel will leverage the benefits
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location, with 22-24 Bennett’s Lane
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nestled in the heart of the CBD’s
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north-east.
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The Bennetts Lane Hotel will
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be a stone’s throw away from
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cafes, shops and restaurants,
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popular destinations and day-time
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attractions, parks and gardens.
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famous for its hidden, grafittied
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OL
laneways - is innately embedded in
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IVE
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this hotel project from the outset
PL
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N
AC
due to its location.
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STATE LIBR ARY CURTIN HOUSE (70m) ATHANAEUM THEATRE REGENT THEATRE CUMULUS INC CHIN CHIN KINO CINEMAS GARDEN MAMASITA (740m)
OF VICTORIA (350m) (680m) (740m) (830m) (780m) (700m) STATE HOTEL
(800m)
08
TH E
B U I LDI N G
T h e vi s u a l i s ati o n s
s h own h e re a re
th e p ro p o s e d
building, designed
i n co l l a b o r ati o n
b e t we e n P l u s
a n d B re ath e
A rc h ite c tu re .
09A L A N E WAY H OT E L?
From old-fashioned café culture to
vibrant street art, there’s a myriad
of surprises in Melbourne's secret
heartland laneways. The city's real
secrets are unlocked in idiosyncratically
lively laneways, winding unpredictably
between the wide, ordered city streets
where bullock carts hauled goods in
the 19thcentury.
Today locals and visitors escape
Melbourne's modern-day traffic in
these charming backstreets, a maze
of gothic laneways where the eclectic
venues for food and drink, fashion and
art are small, quirky and sometimes
hard to find.
The laneways are unique tourist
attractions to Melbourne. They have
enjoyed such popularity because they
have formed with the evolution of the
city and have become well and truly
engrained. They are the soul of the
city and now new laneways are being
artfully woven into the city’s more
contemporary fabric.
In the 1860s, Bennetts Lane contained
a baker and pastry cook, manufacturing
and processing workshops, stables
and a glass foundry. Historic buildings
that housed these industries remain in
Bennetts Lane today.
At the start of the 20th Century,
Bennetts Lane attracted less salubrious
inhabitants who were tended by a
resident Salvation Army soup kitchen.
Bennetts Lane emerged from the
shadows in the late 20th Century as
host to the celebrated Bennetts Lane
Jazz Club.
And now, in the 21st Century, Bennetts
Lane gives its name and culture to a
brand new Melbourne-centric hotel,
coffee spot and stylish basement bar.
10THE MELBOURNE
H OT E L M A R K E T
The outlook for the Australian hospitality sector is positive with the hotel
market in a period of sustained growth due in part to increases in tourism from
both international and domestic markets.
Hotel operating conditions in most Australian major cities and resorts are
as good as they have ever been. Capital city markets are leading the charge
with Sydney and Melbourne forecast to achieve an average 86.5% and 84.0%
respectively for annual occupancy over the mid-to-long term. Investors have
recognised this trend as seen by the extraordinary demand for existing hotel
assets in the past five years.
The principal Melbourne hotel market comprises the CBD, Southbank and
Docklands precincts. The following table includes These precincts which areas
account for some 65% of rooms surveyed in the Greater Melbourne market
plus with suburban locations representing the balance. STR Global surveys
hotel performance in Melbourne and the following table identifies the relevant
upmarket hotel players in proximity to the Bennetts Lane Hotel site.
CALENDAR ROOMS SUPPLY ROOMS ROOMS SALES AVG DAILY ADR REV PER REVPAR
YEAR SUPPLY GROW TH OCCUPANCY SOLD GROW TH R ATE GROW TH AVAIL ROOM GROW TH
20132013
ABS 3,152 0.4% 85 .0% 977,735 5 . 8% $193 .15 5 .0% $164.14 10. 5%
ABS
20142014 3, 297 4.6% 8 8 .0% 1 ,059, 294 8 . 3% $199. 21 3 .1% $175 . 36 6. 8%
ABS
2015 2015 3, 325 0. 8% 8 8 . 2% 1 ,070, 539 1 .1% $209.47 5 . 2% $184.79 5 .4%
ABS
2016 2016 3, 389 1 . 9% 87. 8% 1 ,089,480 1 . 8% $209.47 0.0% $184.00 - 0.4%
ABS
2017 2016 3, 543 4. 5% 86. 5% 1 ,119,174 2 .7% $214.00 2 .0% $184. 90 0. 5%
2018* 3,537 -0.2% 87.1% 465,026 -0.4% $220.00 1.8% $191.42 1.6%
*At May 2018 Source: STR Global NB: Allowance for rounding
Rooms supply in the period 2013-2017 has grown year-on-year at 2.3% against
a 3.9% increase in demand. In the same period RevPAR has grown year-on-
year at 4.5%.
According to ‘Hotel Futures 2018’ published by Dransfield Hotels and Resorts,
the outlook to 2026 continues to remain assuredly productive.
Australian major city Revenue per Available Room (RevPAR) is forecast
to grow at a strong average 4.0% per annum over the long term. Demand
growth is estimated at 4.1% per annum as tourism visitor forecasts improve
and supply bottlenecks in key gateway cities ease. Occupancy is estimated
to remain around 80% for the duration of the Dransfield forecast which will
enable consistent rate growth. Average daily rate (ADR) growth of 3.7% year-
on-year is expected through to 2026.
Turning to Melbourne ‘Hotel Futures 2018’ sees creditable RevPAR growth
of 3.1% year-on-year in the period to 2026. Demand growth is estimated at
4.3% per annum sustaining occupancy at an average of 84% per annum. ADR
growth of 3.1% year-on-year is expected in Melbourne through to 2026.
11TH E
VI S I O N
A s with a ny n ew
p ro j e c t , th e
f o u n d ati o n f o r
i nte r i o r s a n d
a rc h itc tu re s h o u l d
be established on a
s tro n g co n ce pt .
B re ath e A rc h ite c tu re
h ave t a ke n e l e m e nt s
f ro m th e n ote d j az z
c l u b th e m e a s we l l
a s th c it y ’s vi b r a nt
l a n eway c u l tu re to
d r ive th e vi s i o n f o r
th e B e n n e t t s L a n e
H ote l i nte r i o r s .
C o l o u r f u l a n d b r a s s y,
l avi s h a n d g l a m o ro u s
— th e h ote l wi l l
p rovi d e a tr u ly u n i q u e
and Melbourne
ex p e r i e n ce f o r it s
p atro n s .
12Theatre Imagery and Signage
STR E E T
Ac t i ve s t r e e t w i t h L a n eway V i b e P R E S E N CE ,
R ECE P TI O N ,
A r t - D e co I n f l u e n ce s C AF E & BAR
Booths and Lush Materials
Curtains and Spotlights At s tre e t l eve l , th e
a i m i s to a c tivate
‘ T h e M a i n S t a g e ’ B e l ow a n d c re ate p re s e n ce .
W ith th e c af e s p i l l i n g
o nto th e s tre e t , th e
l a n eway vi b e of th e
h ote l i s s o l i d i f i e d
— g ivi n g p e o p l e a
d e s ti n ati o n at th e
e n d of B e n n e t t s L a n e
o n ce a g a i n .
T h e c af e a n d
re ce pti o n a re a wi l l
p l ay o n th e i d e a of
a tr a d iti o n a l th e atre
e ntr a n ce . A r t- d e co
i nf u s e d g l a m i s g ive n
a co nte m p o r a r y t wi s t
with b r a s s j o i n e r y
p i e ce s a n d l u s h
u p h o l s te r y to c af e
furnishings.
D own i nto th e
u n d e rg ro u n d , T h e
J az z B a r i s th e
u l ti m ate h o m a g e
to th e s ite ’s h i s to r y
a n d th e m e . A tr u ly
M e l b o u r n e ve n u e
wh i c h e m a n ate s
mys te r y, th e b a r i s
loud and alluring,
to n a l a n d m e l o d i o u s .
13TH E H OTE L
RO O M S
T h e h ote l ro o m s at
B e n n e t t s L a n e wi l l
b e l uxe a n d b e s p o ke ,
p rovi d i n g a n ew
ove r n i g ht ex p e r i e n ce
l i ke n o n e oth e r i n
Melbourne.
B re ath e A rc h ite c tu re
h ave o u tl i n e d th re e
ro o m t y p e s wh i c h wi l l
d e n ote th e s u ite s ’
i nte r i o r s .
T h e f i r s t ro o m t y p e
exp l o re s th e n oti o n
of th e b ra s s b a n d —
s a xo p h o n e p l aye r s ,
tr u m p e t s , tro m b o n e s
a n d th e l i ke . S i m i l a r
to T h e J az z B a r
d own s t a i r s , i nte r i o r s
a re co l o u r f u l , l o u d
a n d m o o d y, with l u s h
B ra s s B a n d I n s p i r e d
Wind instrument motifs
G o l d & B ra s s
B o l d co l o u r s a n d
h e av y, l av i s h m a t e ri a l s
Tra d i t i o n a l a n d
Co n t e m p o ra r y J a z z I n s p i r e d
14Aco u s t i c I n s p i r e d , I n t i m a t e
Timber Panelled
String and chord motifs
Glamorous and High End
1 92 0 s -3 0 s d e co r
Elements of Repetition TH E H OTE L
RO O M S
(Co nt i n u e d)
T h e s e co n d ro o m t y p e
t a ke s c u e s f ro m th e
a co u s ti c j az z g e n re .
T h e s e ro o m s wi l l
b o a s t l i g hte r, ti m b e r-
p a n e l l e d i nte r i o r s
wh i c h a re wa r m a n d
a i r y.
T h e th i rd ro o m t y p e
wi l l b e h i g h ly d e l u xe ,
n o d d i n g to tr a d iti o n a l
( p re -1 9 4 0 s) j az z with
it s g r a n d e u r a n d
g l a m o u r. A m o re
m o n o c h ro m e co l o u r
p a l e t te with b l a c k a n d
wh ite a cce nt s wi l l b e
i nf u s e d th ro u g h o u t
th e s e s u ite s , a d d i n g to
th e ro o m ’s l u x u r i o u s
c h a r a c te r.
15T h e D r e s s i n g Ta b l e
T h e ‘ P r o ce s s ’ O f
Getting Ready
G l a m o u r o u s Acce n t s
BATH RO O M S
J u s t a s at P a r a m o u nt
H o u s e H ote l i n S u r r y
H i l l s ( by B re ath e
A rc h ite c tu re), th e
co n ce pt f o r T h e
B e n n e t t s L a n e H ote l
includes semi-
d e t a c h e d b ath ro o m s .
B y a d o pti n g th i s
u n i q u e a p p ro a c h , th e
p ro ce s s of g e t ti n g
re a d y i s ce l e b r ate d , a
p a r a d e i n it s e l f.
Em b r a c i n g th i s t y p e
of b ath ro o m a l s o
i n c re a s e s s p ati a l
a m e n it y f o r g u e s t s .
16Paramount House Hotel by Breathe Architecture
Loft Suites
Photo: Kat Lu
THE BUILDING
The following segment
includes early plans and
visualisations for the hotel,
designed in conjunction
with PLUS Architecture.
The plans have been re-
worked to create maximum
efficiency of space without
compromising on guest
comfort or amenity. The
plans have been based on
standards from precedent
multi-residential and hotel
projects.
17The basement bar is envisioned with
long and elegant counters — the
focal point of the venue. Entering Back of house amenities to the basement bar
‘the underground’ bar via a bespoke, include a disabled access and ambulant toilet,
sculptural stair, the bar will be fillled rainwater tanks and treatment system.
with moody. jazzy motifs. Basement Plan
Scale — 1:50 at A3
TITLE BOUNDARY
BOH
TOILETS DWC
DDA TOILET
K EXH
WATER METER
BAR & OPEN KITCHEN
BENNETTS LANE
R
B
1690 x 1780
G
AMBULANT TOILET
W
REF C
P
The hotel has two elevators, a
services lift to the north and a
stretcher-sized lift appropriate
2050 x 2500 for guests to the south.
BOH RAINWATER TANK
STAIR PRESS
STORE
TITLE BOUNDARY
STAIR PRESS
The sculptural stair down to the
BASEMENT PL AN
basement bar provides an iconic
sense of entry and egress aside Floor Plate Study North —
The fire stair
Date — 5/7/18
is a pressurized and
Rev 3 P01
from the fire stair.
GSPublisherVersion 0.0.100.56 smoke free scissor stair.
18The reception area and cafe is a true exercise in
Melbourne small-footprint hospitality.
It is envisioned that the cafe can spill out onto
Bennetts Lane, activating the street with the
Ground Floor Plan Back of house functions on the ground floor
hotel’s presence, whilst simultaneously bringing
include bin storage, the communications room
street life into the hotel. Scale — 1:50 at A3
and service voids adjacent to the elevators
(present on every level).
TITLE BOUNDARY
T
GAS SCV
K M/A
K EXH
FIP
BENNETTS LANE
R
COMMS
B
1690 x 1780
G
BIN STORE
W
REF C
RECEPTION / CAFE
P
STAIR PRESS RELIEF
2050 x 2500
VOID VOID
TITLE BOUNDARY
FHB
STAIR PRESS
A
G R O U N D F LO O R P L A N
Floor Plate Study North —
The fire stair
Date — 5/7/18
is a pressurized and
Rev 3 P02
GSPublisherVersion 0.0.100.56
smoke free scissor stair.
19A mezzanine above the first floor Mezzanine Plan
hosts some of the larger back of Scale — 1:50 at A3
house functions, including the Fire
Pump Room, Fire Tank, and Main
Switch Board.
TITLE BOUNDARY
K EXH
Small cavities to the rear
boundary wall contain the
BENNETTS LANE
R
communications and power risers.
B
FIRE PUMP ROOM FIRE TANK MSB 1690 x 1780
G
W
REF C
P
2050 x 2500
STAIR PRESS RELIEF
STAIR PRESS
TITLE BOUNDARY
STAIR PRESS
A
MEZZANINE PLAN
Floor Plate Study North — Date — 5/7/18 Rev 3 P03
GSPublisherVersion 0.0.100.56
20Typical floors spanning levels 1-4 and 6-11 Level 01-04 + 06-11 Plan (Typical)
contain four suites per floor. Scale — 1:50 at A3
Rooms facing Bennetts Lane will allow hotel
patrons to connect with the street below.
TITLE BOUNDARY
K EXH
ROOM ROOM ROOM
BENNETTS LANE
R
B
R R 1690 x 1780
Store areas to
G
the typical floors
W
contain enough
C
REF
volume for the
floor’s cleaning and
P toiletry goods.
R
2050 x 2500
STAIR PRESS RELIEF
STAIR PRESS
ROOM
TITLE BOUNDARY
STAIR PRESS
A
L E V E L 1 - 4 A N D 6 -1 1 F LO O R P L A N
Floor Plate Study North — Date — 5/7/18 Rev 3 P04
GSPublisherVersion 0.0.100.56
21On level five the building steps in,
providing a ‘break’ in the bulk of the
built form. Level 05 Plan The DDA room is more
Planting to the perimeter is shown Scale — 1:50 at A3
generous than typical suites,
here, enabling greenery to soften and and includes a fully contained
cascade over the edge of the facade. bathroom.
TITLE BOUNDARY
K EXH
ROOM DDA
BENNETTS LANE
R
B
1690 x 1780
R
G
A large store room
W
is shown on level 5,
C
REF
to house trolleys,
linen and other
P goods.
R
2050 x 2500
STAIR PRESS RELIEF
STAIR PRESS
TITLE BOUNDARY
ROOM
STAIR PRESS
A
LEVEL 5 PLAN Corridors are darkened and moody,
as per the vision. They will have
Floor Plate Study North — Date — 5/7/18 Rev 3 P05
GSPublisherVersion 0.0.100.56
quality finishes and lighting, a
prelude to the experience of the
hotel rooms..
22The luxury suites that characterize
levels 12 and 13 each contain two Provision is made for guests
bedrooms, a decently sized living Level 12
to connect with the perimeter
space and bathroom. Scale — 1:50 at A3
planting in the bedrooms,
On level 12 this suite also boasts a allowing ventilation, connectivity
private balcony. to the streets below, and a sense
TITLE BOUNDARY
of agency for hotel patrons.
K EXH
R
B
1690 x 1780
G
W
REF C
SUITE
P
2050 x 2500
STAIR PRESS RELIEF
STAIR PRESS
TITLE BOUNDARY
STAIR PRESS
A
LEVEL 12 PLAN
Floor Plate Study North — Date — 5/7/18 P06
GSPublisherVersion 0.0.100.56
23Level 13
Scale — 1:50 at A3
Generous suite as per level
TITLE BOUNDARY
below, without the extra
provision of a balcony.
LINE OF PARAPET BELOW
K EXH
R
B
1690 x 1780
G
W
REF C
SUITE P
2050 x 2500
STAIR PRESS RELIEF
STAIR PRESS
STAIR PRESS
A
LEVEL 13 PLAN
Floor Plate Study North — Date — 5/7/18 P07
GSPublisherVersion 0.0.100.56
24More On Melbourne 25
MORE ON MELBOURNE
CONNECTED MELBOURNE League championship tour
• Melbourne Marathon and Run Melbourne
Melbourne has an extensive transport system including the world's largest tram • Australian Football League (AFL) Final Series - Melbourne is where Australian
network. The Melbourne bus network operates 346 routes designed in a radial
Rules football originated in the 1850s, the world’s first codified game of football
pattern around the capital city.
and the most popular spectator sport in Australia
The main metropolitan train terminus is Flinders Street Station, four city blocks south • Australian MotoGP at the scenic Phillip Island Grand Prix Circuit
of the Bennetts Lane hotel site, and the main regional train and coach terminus is at • Melbourne Spring Racing Carnival - featuring the Melbourne Cup, the race that
Southern Cross Station, five city blocks to the west. stops a nation
• Boxing Day Cricket Test Match
Supplementing these key public transport options, Melbourne Bike Share is a
• Cadel Evans Great Ocean Road Cycling Race
convenient initiative designed for short trips around Melbourne from 50 conveniently
located bike rental stations throughout the city.
Melbourne is noted for having the most illustrious and unique selection of golf
courses of any city in the world, with an amazing cluster of eight vintage world-class
The main passenger airport serving the city and state is Melbourne International
layouts on its southern bayside sand-belt dating back some 100 years.
Airport, operating curfew free 24 hours every day. The Skybus Shuttle provides
continuous airport-city transfers. A secondary airport at Avalon services the city’s
growing western corridor and regional populations of Geelong and Ballarat.
Australia's busiest seaport is the Port of Melbourne handling cruise ships,
containerised and general cargo.
LEADING IN ARTS & CULTURE
An international centre for performing and visual arts, Melbourne is often referred
to as Australia's cultural capital, being the birthplace of Australian impressionist
art - known as the Heidelberg School, the Australian film industry – producing the
world's first feature film - and the Australian television industry. In the fashion stakes,
as Milan is to Italy – Melbourne is to Australia, with the nation’s leading fashion
retailer, David Jones recently relocating its corporate head office to Melbourne and
citing the southern capital as the nation’s fashion leader.
In more recent years, it has been recognised as a UNESCO City of Literature and
a major centre for street art. It is home to many of Australia's largest and oldest
cultural institutions such as the Melbourne Museum, Melbourne Zoo, the National
Gallery of Victoria and the UNESCO World Heritage-listed Royal Exhibition Building.
THE SPORTING EVENTS CAPITAL
In a country that is often labelled ‘sports mad’, Melbourne has a reputation for being
the national sporting capital. Melbourne is home to 29 stadiums, each with a capacity
of over 10,000 people, the most famous being the Melbourne Cricket Ground
(100,000 capacity) which has hosted both Olympic Games and Commonwealth
Games.
The city hosts many major international and national sporting events and
championships including these annual fixtures:
• Australian Open Tennis – two weeks of the world’s biggest Grand Slam
competition at Rod Laver Arena
• Australian Formula One Grand Prix at the Albert Park Lake circuit
• Rip Curl Pro at Bells Beach - the longest running contest on the World Surf
26ROBUST FORECASTS
Tourism Research Australia (TRA) forecasts 4.0% growth year-on-year in overnight visitors to Australia for the period 2016-17 to 2026-27. Victoria leads all states and
territories for overnight visitor projections with year-on-year forecasts of 4.4% growth statewide and 5.2% growth for Melbourne to 2026-27.
Domestic tourism, which has been the key driver of overnight visitation ever since statistics for the industry have been assembled, is forecast by TRA to be eclipsed by
the inbound market in 2021-22 with international overnight visitors to Australia (≈379,900,000) passing domestic overnight visitors (≈378,900,000) and continuing to
dominate for the foreseeable future.
However, this turnaround has already occurred in Victoria when in 2016-17 international visitor nights (68,725,000) surpassed domestic visitor nights (65,994,000) with the
trend ongoing.
Fo r e c a s t To t a l V i s i t o r N i g h t s i n V i c t o r i a 2 01 6 -17 t o 2 02 6 -27
PURPOSE OF VISIT HOLIDAY FRIENDS & REL ATIVES BUSINESS OTHER ALL PURPOSES
HOLIDAY FRIENDS & BUSINESS OTHER MELB REST OF MELB REST OF MELB REST OF MELB REST OF MELB REST OF STATE
RELATIVES VICTORIA VICTORIA VICTORIA VICTORIA VICTORIA TOTAL
Visitor Nights ‘000s
2016 -17 46, 861 43,025 11 , 354 33,479 19, 994 26, 868 27, 316 15 ,708 7,774 3, 581 29, 926 3, 553 85 ,010 49,709 134,7 19
2021 -22 56, 367 54,121 13, 876 43, 257 26,404 29, 9 64 35 ,747 18 , 374 9, 583 4, 293 38 , 892 4, 365 110,626 56, 995 167,621
2026 -27 67,103 68 , 504 16, 508 54, 344 33,721 33, 382 47, 308 21 ,19 6 11 , 38 8 5 ,121 49,122 5 , 222 141 , 538 64, 921 206,459
5-year average annual growth rate ( %)
2016/ 17 —
3.8 4.7 4.1 5.3 5 .7 2.2 5.5 3.2 4. 3 3 .7 5 .4 4. 2 5 .4 2.8 4. 5
2021/22
2021/22 —
3.5 4. 8 3.5 4.7 5 .0 2.2 5 .6 2.9 3.5 3 .6 4. 8 3 .6 5 .1 2 .6 4. 3
2026/27
10 -year average annual growth rate ( %)
3.7 4.8 3.8 5.0 5.4 2.2 5.6 3.0 3.9 3.6 5.1 3.9 5. 2 2 .7 4.4
(Source: Tourism Research Australia)
In 2017–18, China is expected to overtake New Zealand to become the largest source of both inbound arrivals and inbound spend. By the end of 2020, Tourism Research
Australia (TRA) forecasts that total tourism spend, excluding day trips, will reach $131 billion, placing the industry slightly above the midpoint of the $115 to $140 billion spend
target set in ‘Tourism 2020’ the national tourism plan. Inbound visitor spend is forecast to grow strongly and increase its share from 33% in 2016–17 to 44% in 2026–27, while
domestic tourism spend is on track for moderate growth.
Fo r e c a s t I n t e r n a t i o n a l V i s i t o r N i g h t s i n Au s t ra l i a 2 01 6 -17 t o 2 02 6 -27
MALAY- SOUTH HONG INDON- THAI- MIDDLE OTHER OTHER OTHER
CHINA NZ USA UK JAPAN SING INDIA GERMANY FR ANCE CANADA TOTAL
SIA KOREA KONG ESIA LAND EAST ASIA EUROPE WORLD
Visitor Nights ‘000s
2016 -17 53 .4 15 . 8 16 .1 25 . 8 10. 5 6. 9 9.4 13 . 3 15 .6 9.7 5.5 9.7 6 .6 5 .1 5 .0 5 .0 27.4 23 . 5 16 .4 278 . 9
2021 -22 82 . 9 19. 8 20. 5 31 .1 13 . 8 8.5 12 . 5 16 .1 23 .1 10.0 7.0 11 . 9 9.0 6. 5 5 .1 6. 8 44. 8 27.6 22 . 9 379. 9
2026 -27 121 .7 22 . 5 25 . 2 34. 9 16 .4 9. 9 15 .7 18 .4 33 .4 11 .6 8 .4 14.0 11 .6 7. 5 6 .0 8.9 67. 5 30.6 30.7 495 .0
5-year average annual growth rate ( %)
2016/ 17 —
9. 2 4.6 4. 9 3.8 5 .6 4. 2 5.9 4.0 8.2 4. 8 5 .1 4. 2 6 .4 4.7 0.6 6. 2 10.4 3.2 6. 9 6 .4
2021/22
2021/22 —
8 .0 2 .6 4. 2 2 .4 3.5 3.2 4.6 2 .7 7.6 3 .1 3 .6 3 .4 5.3 3 .0 3.3 5 .6 8.5 2 .1 6 .0 5 .4
2026/27
10 -year average annual growth rate ( %)
8.6 3.6 4.6 3.1 4.6 3.7 5.2 3.3 7.9 4.0 4.4 3.8 5.8 3.8 1.9 5.9 9.4 2.7 6.5 5.9
(Source: Tourism Research Australia)
27AAA ECONOMY AND BUSINESS
The visitor economy contributed around $24.8 billion to Victoria’s Gross State
Over the past decade, the Victorian economy has transitioned towards the financial Product and generated employment for approximately 214,500 people in 2016-
and intellectual services sectors with a more diverse industry base than other 17. Victoria has enjoyed consistent growth in visitor expenditure over the past five
states. Structural change has resulted in a more flexible and diverse Victorian years, led strongly by the growth in international visitor numbers and expenditure.
economy in which workers and businesses are well-positioned to take advantage By 2025, it is expected that approximately 46.0% of growth in tourism spend in
of new opportunities in local and overseas markets. Increasing productivity and Victoria will come from international markets.
employment growth are helping to expand Victoria’s economy at a rate faster than
population growth. Most recently, business and housing investment, along with In the year ending June 2017, travellers to and within Melbourne spent a total of
international education and tourism exports have driven growth supported by low $16.2 billion (comprised of domestic daytrip, domestic overnight and international
interest rates and a weaker Australian dollar. overnight expenditure). Relative to the previous year, Melbourne saw a 10.0%
increase, above the national city average of +7.8%. Over the last five years, total
Victoria maintains a Triple A rated economy, a credit standing granted by two expenditure in Melbourne has grown by 7.4% per annum, above the national cities
international rating agencies - Moody’s Investors Service (Moody’s) and Standard average of 5.9% per annum.
& Poor’s (S&P). Moody’s credit opinion of Victoria reflects on a long-term
historical record of sound financial performance, ample financial flexibility and a Domestic overnight expenditure in Melbourne was $7.4 billion, growing by 12.5%
diverse economic base that supports its operations. S&P cite the key strengths year-on-year, ahead of the national cities average (+8.6%). Relative to the previous
behind Victoria’s rating include a strong institutional framework, positive financial year, the in-destination intrastate overnight market grew by 13.4% to $1.0 billion,
management, strong and resilient economy, very positive liquidity position and with the in-destination interstate overnight market growing 15.6% to $4.3 billion.
manageable contingent liabilities. Over the last five years, interstate overnight expenditure has grown 6.7% per annum,
ahead of the national capital cities average of +5.1% per annum and intrastate
The City of Melbourne makes a major contribution to the Victorian and Australian overnight expenditure has grown 4.6% per annum, in line with the national capital
economies. At $92.1 billion in 2016, it accounted for 35% of the Greater Melbourne cities average of 4.4% per annum.
economy, 25% of Victoria’s Gross State Product and 6% of Australian Gross Domestic
Product. Melbourne is home to infrastructure and key organisations characterising International overnight expenditure in Melbourne was $7.0 billion, growing by 10.7%
it as a knowledge city with recognised strengths in fields such as biotechnology, year-on-year. International visitors also grew, at a rate of 7.3%, to 2.6 million, with
education, finance, advanced manufacturing, and creative industries. The largest nights growing 14.1% to 59.2 million. Growth in spend and nights was ahead of
industry is the professional, scientific and technical services sector. the national capital cities average but below for visitors. Over the last five years,
international overnight expenditure in Melbourne has grown 12.5% per annum,
The CBD, Southbank, Docklands and Melbourne’s inner-city suburbs account for ahead of the national cities average of 9.8% per annum.
some 455,753 jobs. Occupied office space amounts to 7.76 million m² and 1.55
million m² of retail space tempts shoppers to corner convenience stores through Major events drawing many millions of visitors to Melbourne annually include:
the full range of retail offerings up to high-end international fashion emporiums. • Melbourne Food & Wine Festival
• Melbourne International Coffee Expo
In line with the state trend, Melbourne is recognised as a major financial and
• Lonsdale Street Festival – celebrating Melbourne’s Greek community and culture
professional services centre. Melbourne’s financial services sector is growing with
approximately 50.0% of Australia’s funds and superannuation assets managed • Melbourne International Jazz Festival
in the city. Melbourne has become known as the “hatching” capital of Australia • White Night Melbourne
because of its strong research and development (R&D) base, supportive start-up • Legendary stage shows and musicals at Melbourne’s iconic Live Theatres
business environment and the presence of established information, communication • Melbourne International Flower & Garden Show
and technology (ICT) companies. • Melbourne Fashion Week
• Melbourne Fashion Festival
THRIVING TOURISM & EVENTS • National Gallery of Victoria blockbuster exhibitions
• Midsumma Festival & Midwinta Ball – celebrations of LBGTIQ arts and culture
Visitation to Victoria and Melbourne is at an all-time high. Victoria and Melbourne • Melbourne International Comedy Festival
have long been acknowledged as leaders in the visitor economy with strengths • Melbourne Festival - international arts and theatre
related to major events, food and wine, fashion and retail, diverse multicultural
communities, artistic and cultural experiences, and scenic beauty. Melbourne is
recognised as the world’s most liveable city, and a premier international education
and events destination, while regional Victoria is well known for its significant
visitor attractions such as The Great Ocean Road and Twelve Apostles, Sovereign
Hill and Phillip Island, and a host of appealing destinations offering authentic local
experiences, history and hospitality.
28CONVENTIONS & BUSINESS EVENTS demand for services at Melbourne Airport, two new hotels amounting to 464 rooms
are due to open Q4/2020, doubling the airport’s onsite accommodation capacity.
Business events are the cornerstone of the Victorian visitor economy. In 2016/17 Planning for a proposed direct rail commuter connection with Melbourne CBD is in
the Melbourne Convention Bureau (MCB) secured 194 international and national progress with funding commitments from both federal and state governments, for
business events for Victoria, with a forecasted economic impact of more than $321 an anticipated commencement of services by 2022.
million and an expectation of 66,866 delegates to the state over the coming years.
Melbourne Airport is Australia’s largest handler of export air freight. Around
International association events are the most lucrative and 36 were secured in 290,000 tonnes of freight passed through the airport in 2016-17, accounting for
2016/17 contributing 70 per cent of the economic impact secured during the year. some 35% of Australia’s total exports.
158 incentive business events were secured, delivering $95.5 million in economic
contribution and 27,911 delegates over the following 2 years. Some 50,000 vehicles enter Melbourne Airport each day with on-site parking
available for 24,500 cars and a further 17 commercial carparks surrounding the
In 2016/17 Melbourne was officially recognised as the number one city in Australia airport precinct. The airport’s operations support some 15,000 jobs and indirectly
for delegate attendance, attracting the highest number of attendees to international support another 45,000 jobs.
association meetings. The Country and City Ranking Report, produced by the
International Congress and Convention Association, ranked Melbourne Number
One in Australia.
Each year, MCB hosts the Asia-Pacific Meetings & Incentives Expo (AIME) and
in 2017 celebrated the 25th annual event attracting 3,900 international and
local conventions industry professionals who attended over 6,700 face-to-face
appointments between buyers and exhibitors, with 416 exhibitors participating from
22 countries.
In 2016/17, the Melbourne Convention & Exhibition Centre (MCEC) hosted 1,026
events attracting 867,705 delegates, including 25 international conventions involving
27,254 delegates and 50 national conventions which attracted 40,959 delegates.
Concert and entertainment events was the largest growth area, increasing by more
than 50 per cent on financial year 2015/16, due to a popularity rise in MCEC’s Plenary
as its own stand-alone concert venue. The exhibition market continued to play a
pivotal role in driving business, with 77 exhibitions held at the venue.
Opening mid-2018, MCEC will experience its largest business change in recent times,
when the venue opens its much-anticipated $350 million expansion. This new space
will be fully-connected and integrated with the existing buildings, increasing the
venue’s total size to over 70,000 sqm; cementing MCEC’s title as the largest pillar-
less convention and exhibition venue in the Southern Hemisphere.
FLYING HIGH
Located 22 kilometres north-west of the CBD, Melbourne International Airport
is Australia’s second busiest passenger airport and the main aviation hub for the
southern part of the continent. It is also Australia’s only major airport which is open
24/7 with curfew free operations and a single precinct accommodating all four
terminals with domestic and international operations all under one roof.
Eight domestic airlines operate into Melbourne Airport; 4 servicing major commuter
routes and 4 regional carriers. International routes are serviced by 37 airlines with
prominent representation from Asia, the Pacific, Middle East and USA. In the year to
March 2018, Melbourne Airport’s total passenger traffic increased by 4.3% to reach
36.1 million passengers. International passenger numbers reached 10.6 million, an
increase of 8.5% on the previous year. Domestic throughput grew by 2.6% to 25.5
million passengers. This document has been produced by the developer for general information only. The developer and its project team do not guarantee, warrant or
represent that the information contained within this document is correct. Any interested party should undertake their own enquiries as the accuracy
of this information. The developer excludes unequivocally all inferred and implied terms, conditions and warranties arising out of this document and
excludes all liabilities for or damage arising there from. Images shown are Artist impressions and shown for illustrative purposes only. The design
Passenger numbers for Melbourne Airport are forecast to exceed 60 million by and plans are based on the current design for this development. Changes will undoubtably be made during development, and dimensions, fittings,
finishes and specifications are subject to change without notice. The information contained herein is believed to be current, but is not guaranteed.
2033, underpinning plans for development of a third runway. In meeting increased Prospective operators must rely on the own enquiries. This document is for guidance only and does not constitute an of fer of lease or contract.
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