fjcstudio designs vertical village at the heart of Naarm

fjcstudio has been working closely with Perri Projects on one of the most exciting commercial projects under construction in the Melbourne CBD. Bennetts Lane is an iconic development that is setting a new benchmark for workspace and retail in the city.

Bennetts Lane is taking shape, bringing new life to the CBD with a mixed-use development that redefines the modern workplace. 

Inspired by the concept of a ‘vertical village,’ the practice has designed a tower that integrates retail, hospitality, co-working spaces, A-grade office floors, a function centre, and a rooftop bar.

Architecture & Design sat down with the fjcstudio team to discuss this unique collabiration.

Architecture & Design: How did your design philosophy influence the concept of a ‘vertical village’ at Bennetts Lane?

fjcstudio: The concept of the vertical village was central to the design approach, driven by the client’s aspiration to create a place, not just a building. Located within a densely developed precinct that includes both residential and commercial uses, the site at Bennetts Lane offered a rare opportunity to support a genuinely mixed-use program. 

Historically home to a renowned jazz club, Bennetts Lane has long held cultural significance as a site of performance and gathering. This layered urban history informed our strategy to reintroduce activity and life vertically through the building –a contemporary reinterpretation of the village typology. 

The project integrates commercial tenancies, short-term residential accommodation, and food and beverage spaces within a compact footprint, allowing social and creative exchange across multiple levels. In doing so, it re-establishes Bennetts Lane as a destination within the city – one that supports both everyday life and spontaneous interaction.

What were the key challenges in integrating such a diverse range of functions—retail, hospitality, co-working, office spaces—into a cohesive architectural solution?

One of the key challenges of the project was integrating a diverse mix of uses –commercial, residential, and hospitality – within a tight vertical footprint. A carefully considered approach to circulation, back-of-house services, and front-of-house experience was critical to achieving operational efficiency without compromising amenity. 

The main foyer is located at level one, allowing the ground floor to be fully dedicated to food, music, and the night-time economy. This strategic placement supports active street-level engagement while preserving a sense of arrival and spatial clarity for residents and commercial users above. Shared concierge facilities and service lift cores have been positioned to meet operational needs while protecting key view corridors and maintaining the spatial quality of public-facing areas. Bennett’s Lane, running north-south through the site, is fully utilised to provide multiple access points for restaurants and bars, reinforcing the precinct’s fine-grain urban character. 

A large internal void at the Little Lonsdale Street address provides a generous connection between commercial and residential entries and the level one foyer, creating a cohesive vertical circulation experience across tenants.

In what ways has the historical character of Bennetts Lane informed your design approach for the site?

The history of the site has been a significant influence on the design response. Extensive archaeological investigations revealed layers of both Aboriginal and early European occupation, affirming the site’s long-standing role in Melbourne’s cultural and urban evolution. 

The site’s industrial fabric, including brick warehouse buildings used by Chinese furniture makers, mechanics, and as storage facilities, has informed both the architectural expression and material character. Original bricks and structural timbers were carefully documented, dismantled, and stored for reinstatement in their original locations as part of the project’s commitment to material authenticity and heritage continuity. 

Shops along Little Lonsdale Street, some of the earliest structures on the site, have been retained and restored in line with heritage guidelines. These interventions contribute to a rich layering of old and new, allowing the past to remain visible and legible within a contemporary urban framework.

Could you elaborate on how the building's design encourages interaction between work and leisure within the precinct?

A key requirement of the brief was to enable effortless movement between zones, both within the building and to the surrounding public realm. The integration of high-quality food and beverage offerings was central to this ambition, providing amenity for office tenants, residents, and visitors alike. 

Hospitality venues within the building are designed to serve multiple user groups, supporting both daily rituals and the city’s vibrant night-time economy. End-of-trip facilities are equally accessible to all users, promoting active transport and wellness across the residential and commercial components. 

Food and entertainment venues open onto Bennett’s Lane, reinforcing the laneway’s role as a vibrant urban connector, while a cafe located in the foyer offers a distinctly Melbourne experience.

How did you approach the task of revitalising the streetscape while maintaining a strong connection to Melbourne’s laneway culture?

An activated street edge is a critical component of the development. All ground floor streetscapes have a retail edge offering a variety of opportunities for food offers, that combined with level one restaurants creates a club feel for the building users. Melbourne has a renowned laneway culture and Bennett's Lane will build into the city’s legacy and culture.

What design strategies were implemented to achieve the project’s ambitious sustainability goals, such as 5-star NABERS and Green Star ratings?
The innovative design is based on 5 Star Green Star, 5 Nabers ratings and a Platinum Well Rating. 

The building has been carefully positioned to optimise city views while minimising heat loads. Limited glazing to the west and being surrounded by large towers has assisted in that goal. Other initiatives have included a cold shell office area to minimise waste, double-glazed high-performance glass and thermally broken window systems coupled with floor-by-floor a/c systems. 

Recycled bricks and timbers from existing buildings on site are a key feature of the lower levels. Other initiatives include mixed mode opening windows and accessible terraces on each floor as well as the building form being sculpted to avoid the overshadowing of key outdoor public spaces around an adjacent heritage church. Generous inter-tenancy stairs located in fully glazed external position encourage active connection without utilising lifts.

How do the private and communal outdoor terraces enhance the user experience and promote wellbeing in the workplace?

Conceived during the COVID-19 pandemic, the building responds to a heightened demand for health, wellbeing, and access to open space. A key element of the brief was to prioritise outdoor amenity and ensure every level provided access to fresh air and daylight. 

Each floor includes a generously sized external terrace, offering expansive views across the city and the surrounding heritage churches, providing both visual connection and a valuable retreat for occupants. At ground and level one, the design leverages its orientation to Bennetts Lane, enhancing visual and physical connectivity to the north-facing laneway and contributing to a sense of openness within a dense urban environment. 

As the commercial and residential sectors increasingly seek access to outdoor spaces, this development sets a benchmark –delivering terraces as essential amenities rather than optional extras, and supporting a workplace and living environment attuned to contemporary wellness expectations.

Can you speak to the importance of the rooftop bar and hospitality offerings in activating the building beyond standard office hours?

This portion is still under planning consideration.

What role did collaboration with Perri Projects play in shaping the vision and realisation of the development?

The entire design and delivery process has been extremely collaborative between fjcstudio and the Perri Group. Aspirations and opportunities were shared and refined throughout all stages. The project is incredibly ambitious at all levels and has benefited from the entire project team working closely and resolving issues as a group.

Looking ahead, how do you see Bennetts Lane influencing future commercial developments in Melbourne’s CBD?

The Bennett's Lane project will set the new benchmark for CBD mixed-use development; it exemplifies user-based design and creates a place that is a true piece of the city fabric. It respects its context, history, and establishes a new way to live, work and play in the city it sits within.

Visuals supplied by Perri Projects