A masterclass in repositioning a 1990s classic

The reimagining of 310 Ann Street in Brisbane is not a refurbishment, says Cornerstone Properties’ managing director Andrew Harper. It’s a reconstruction.

“Most refurbishments replace the carpet, give the building a lick of paint, and might make the foyer look pretty. We’ve pulled 310 Ann Street apart and rebuilt it,” Harper says.

A joint venture between Cornerstone Properties and FA Pidgeon & Son, 310 Ann Street is the only building upgrade in Brisbane slated for 2017.

The location, on the doorstep of Central Station and a major city bus stop, is undeniably desirable.

Positioned on an elevated site, the property has two pedestrian entries – one in Ann Street and one just off Wickham Terrace. 310 Ann Street also has convenient vehicle drop off via its porte cochère – one of just two in commercial buildings in Brisbane’s CBD.

“Being in Ann Street, the building is also flood free, something that has attracted interest from big companies that can’t afford to have downtime in the case of a natural disaster,” Harper says.

Constructed in the early 1990s, the building originally featured a central core with a then-typical 970sqm floor plate.

“The problem is larger tenants today are looking for a minimum floorplate of 1,000 sqm,” Harper says.

“We have unashamedly targeted the design of 310 Ann Street at larger tenants, and have increased the floorplate to do that. Larger tenants are looking for connected floors, natural light and density potential.”

The building was stripped back to its skeleton, and completely reimagined. Ceiling heights have been raised and windows expanded. Floor-to-ceiling glass windows provide 360-degree views on all floors, while a 13-metre-high atrium makes for an impressive entry. The streetscape has been improved with a new façade and an awning that wraps around the building.

New ‘pods’ on three sides of the building have expanded the floorplate, allowing interconnection between multiple floors. Harper says the pods suit the agility required of contemporary workplace design.

“The pods are flexible and adaptable, and allow for tenants to connect floors with atria or stairs without having to cut through the building’s structure,” he says.

The floors, which previously could accommodate 95 people per floor, can now accommodate 130 people.

The building now “meets or exceeds” every building code in Australia. For example, all toilets were demolished and rebuilt to meet new requirements for accessibility.

All plant and equipment has also been replaced, and as a result the building can accommodate a population of one person per eight square metres.

“Most Brisbane buildings can accommodate, at best, one person per 10 sqm. This increased density is something that international companies and banks are seeking. But you must match that with building services, otherwise air-conditioning, toilets and fire escapes won’t cope.”

The building also features Brisbane’s first two-storey end-of-trip facilities, with bike storage on one level and showers and amenities on the next. Five individual suites, each with security access, offer another first for Brisbane.

Harper says the building is being considered by some major tenants, and he expresses confidence in Brisbane’s A Grade office market.

“We’ve seen structural changes in the market as tenants demand higher quality stock. Most of the empty buildings in the CBD are B Grade, built in the 1980s, and are less desirable to tenants looking for contemporary, cutting-edge space.

“310 Ann Street is now positioned fairly and squarely in the A Grade market, and will be on the shopping list of every large tenant looking at Brisbane.”