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Since the introduction of the new residential zones in 2014, ratio: have been actively involved advocating about issues surrounding their implementation. Collaborating with other consultants, ratio: has been actively involved in the past 4 years seeking to influence the appropriate application of the zones.  Our view has always been that the Zones should allow for the increased density and diversity of housing consistent with the location of public transport and other infrastructure.  Instead the outcome was that for some municipalities, the over use of the Neighbourhood Residential Zone locked land away from reasonable development opportunities.

The State Government has completed its pre-election promises of a review of the Residential Zones and the way in which they were implemented.   The key changes are:

<ul>
<li>Removing the restriction on the number of dwellings that can be built on a property in the Neighbourhood Residential Zone (NRZ). The new version of the zone will not limit the number of dwellings on a lot, which for most municipalities, is currently two. </li>
	<li>Increasing the mandatory building height in the Neighbourhood Residential Zone from 8m to 9m, and including a two-storey maximum.</li>
	<li>Changing the discretionary 9m building height in the General Residential Zone (GRZ) to a mandatory height of 11m, and a three-storey maximum.</li>
	<li>Introducing a mandatory garden area requirement for lots over 400m2 in both the Neighbourhood Residential Zone and the General Residential Zone. This will require 25 – 35% of the land area be set aside as landscaping with driveways not included in this calculation.</li>
</ul>
Councils will have the ability to amend a schedule to the zone to include an alternative maximum height, however the height in the schedule cannot be less than the maximum height specified within the parent clause (i.e. 9m in the NRZ, 11m in the GRZ and 13.5m in the RGZ).   

The new garden area requirement applies to development in the NRZ and GRZ of lots over 400m2. The requirement is mandatory and requires a percentage of the land to be set aside for landscaping, in line with the following table.  Significantly, driveways will not be included in this area, which will have an impact on development yield for certain building typologies.

<table border="1" cellpadding="1" cellspacing="1" style="width:100%;">
<thead><tr>
<th scope="col">Lot size</th>
			<th scope="col">Minimum percentage</th>
		</tr></thead>
<tbody>
<tr>
<td>400-500 square metres</td>
			<td>25%</td>
		</tr>
<tr>
<td>501-650 square metres</td>
			<td>30%</td>
		</tr>
<tr>
<td>650 square metres and above</td>
			<td>35%</td>
		</tr>
</tbody>
</table>
<h2>Transitional Provisions</h2>

The General Residential Zone and Neighbourhood Residential Zone will include transitional provisions in relation to the mandatory building heights (including number of storeys) and garden area requirements. It is not clear at this stage how the changes will address situations where there are contradictions with existing schedules, for example where a schedule to the General Residential Zone specifies a mandatory height of less than 11m.  Stay tuned for more information on this.

We are still yet to understand when the provisions will take place, but we would expect this to be reasonably soon, given the State Government’s other suite of changes which focus on the implementation of the revised Plan Melbourne, also announced today.

<h2>What are our thoughts?</h2>

The changes to the Residential Zones, particularly the NRZ are definitely taking a step in the right direction with the removal of the maximum density of two dwellings per lot.  We have long held the view that an increased density doesn’t necessarily result in a negative impact on neighbourhood character.  For example, demolishing the existing house and building one large house (which may not require a planning permit) can be just as disruptive to a streetscape as building three smaller houses and doesn’t achieve an increase in density generally sought by planning policy throughout metropolitan Melbourne.

Whilst the objectives of the Residential Zones will be amended, it is our understanding that limiting opportunities for increased residential development will remain a key consideration for any decision maker, particularly in areas of identified sensitivity.  Realistically, opportunities for more than two dwellings on a lot will need to be carefully considered in the context of existing and preferred neighbourhood character and the prevalence of medium density housing in the area.  At the least it will allow a more performance based approached to dwelling density that the current zone provision.

The increased building heights are also an improvement which will allow a more considered architectural response and increased floor to ceiling heights where appropriate.

We do have concerns regarding the mandatory garden area requirement, especially with its application with the NRZ and the GRZ.  Our preference will always be for a performance-based approach to such a requirement.  There will no doubt be circumstances where neighbourhood character will allow for a more urban response, or alternatively, a larger lot can provide for a more dense design solution. We would reasonably expect to see less reverse living or lower maintenance housing options.

This article was originally posted on <a href="http://www.ratio.com.au/residential-zone-reforms-announced-by-state-government">Ratio Consultants website</a>.
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colleenp

Residential zone reforms announced by Spring Street

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As we approach mid-February and the Christmas break begins to feel like a distant memory, it’s time to start thinking about what 2017 has in store for the planning world. There’s plenty in the pipeline to get our heads around so to help you keep up to date here’s a summary of just a few of the things to look out for.

<h2>BETTER APARTMENT DESIGN STANDARDS (BADS)</h2>

The highly anticipated BADS were released in their entirety in December 2017 (read our summary <a href="http://www.ratio.com.au/better-apartment-design-standards-released">here</a>), along with an introduction date of March 2017. The Department has also released a <a href="http://www.planning.vic.gov.au/__data/assets/pdf_file/0017/15344/Better-Apartments-Consultation-Report.pdf">Public Consultation Report</a>, detailing how the BADS were amended in response to feedback on the draft. This report includes some interesting commentary on some of the changes that were made between the draft and final version of the BADS, such as the removal of numerical building setback requirements and the removal of the light courts standard.

How the guidelines will be interpreted by Councils or VCAT will be the challenge for the industry moving forward and there will no doubt be some interesting VCAT decisions arising in 2017 that will give some guidance on the interpretation of the different objectives and standards and when a variation is considered appropriate.

The Better Apartment Design Standards can be found <a href="http://cdn2.blocksassets.com/assets/ratio/master/KoBIJ43nOhpRADo/Better-Apartments-Design-Standards.pdf">here</a>.

Robbie McKenzie (Senior Associate) and Colleen Peterson (Managing Director) will be hosting a series of workshops in the coming weeks to help educate our clients and their architects on the implication of the BADS.  Those of you interested in attending, please contact Timea Toth on timeat@ratio.com.au to register your interest.

<h2>SMART PLANNING PROGRAM / PLANNING SCHEME REVIEW</h2>

The Smart Planning Program has been introduced in response to the growing complexity and inefficiency of Victoria’s Planning System, with the objective to make the system more efficient.

With the last major review held over 20 years ago, the Smart Planning Program aims to utilise technology to create a more accessible and simplified system. Interestingly, the Program also aims to improve state-wide consistency in the application of zones and overlays to reduce repetition, limit permit triggers and increase investment certainty. This opens up the potential for significant changes to the structure of planning schemes and the application of planning policy.

More information on the program can be found <a href="http://www.dtpli.vic.gov.au/planning/about-planning/improving-the-system/smart-planning-program">here</a>.

Ratio will keep our clients up to date on the review in upcoming newsletters as information comes to hand.

<h2>MELBOURNE METRO RAIL PROJECT</h2>

Amendment GC45 to the Maribyrnong, Melbourne, Port Phillip and Stonnington planning schemes was gazetted on 5 January 2017 facilitating the construction of the 9km rail tunnel between South Kensington and South Yarra - shown in the attached map.

While the consultation process is over, there are new Design and Development Overlays in place that may impact development in affected areas.  Get in touch with us if you have a proposal that you think could be impacted.  

The Minister for Planning has also released his assessment of the project which can be read in full <a href="http://www.planning.vic.gov.au/__data/assets/pdf_file/0022/9814/Melbourne-Metro-Ministers-Assessment-Final-MP-signature-copied-in.pdf">here</a>. 

<h2>TRANSPORT FOR VICTORIA</h2>

Transport for Victoria (TfV) is a new transport agency that will bring together the planning, managing and coordinating of Victoria's transport system and its agencies, including combining VicRoads and Public Transport Victoria (PTV). Our understanding is that this change will provide for one point of contact when applications are referred to these authorities, which we anticipate will provide for a more streamlined approach to the referral system.

<h2>BESS</h2>

Version 1.5 of the Built Environment Sustainability Scorecard (BESS), which is a common tool used to assess ESD through the planning process, will go live on 20 February 2017. While many of the changes to the BESS software relate its useability, there will be changes that provide different score criteria for different types of buildings (e.g. dwellings, retail).

We expect to learn how these changes affect the assessment of applications in the coming weeks and whether it results in improved assessment of applications.  Stay tuned for more feedback.

 

 

This article was originally published on <a href="http://www.ratio.com.au/home">Ratio Consultants</a>' website. Read the original article <a href="http://www.ratio.com.au/things-to-look-out-for-in-2017">here</a>.

Lead image: Zero2Sixty
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Things to look out for in 2017

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The State Government released the final version of its Better Apartment Design Standards (BADS) on Saturday, providing the industry with the much-awaited policy guidelines that will influence the design of apartment development throughout Melbourne for years to come.

The final document is noticeably different to the draft Guidelines exhibited earlier this year. Many of the prescriptive requirements are gone, which will be a relief to some sectors of the market. There is a strong emphasis on performance-based outcomes consistent with the traditional approach to contemporary planning in Victoria.

Given the significant response by industry to the Guidelines, with over 250 detailed submissions, the final document reflects an understanding of the issues facing the development of land for taller residential buildings and the importance of performance based controls in achieving the best planning outcomes.

To read the full version of BADS please click <a href="http://delwp.vic.gov.au/__data/assets/pdf_file/0005/364748/Better-Apartments-Design-Standards.pdf" target="_blank" title="Better Apartments Design Standards">here</a>.

<h2>When will it take effect?</h2>

The Victorian Planning Provisions (VPPs) will be amended in March 2017 to introduce BADS into every planning scheme across Victoria, applying to all apartment developments.

Transitional arrangements will be included in the new provisions to ensure that applications lodged prior to BADS being approved will be assessed based on the planning controls at the time of lodgement.

<h2>How will it work?</h2>

Unsurprisingly, BADS adopts the same performance-based approach used in ResCode with Objectives, Standards and Design Guidelines and we would expect it will be used and assessed in a similar manner. Meeting the Objective will be mandatory with the Decision Guidelines setting out matters to be considered before deciding if an application meets the Objectives. The Standards set out one way to meet the objective and often are prescriptive in nature, similar to ResCode.

All apartment proposals in Victoria will be assessed against BADS with those developments 4 storeys and lower also assessed against ResCode.

Overlays will continue to be relevant considerations specific to the issue to which they pertain, such as heritage, height and neighbourhood character.

<h2>What does BADS actually say?</h2>

BADS contains 16 objectives, including Building Setbacks, Room Depth to Waste and Recycling. The objective pertaining to light wells as proposed in the draft Guidelines has been removed and Functional Layout has been included. All other Objective topics remain the same although in some areas there has been considerable movement in the context.

A synopsis of issues of prime interest to readers and clients is as follows:

Building Setback – the prescriptive building separation distances proposed with the draft Guidelines have been completely removed. Instead the Objective focuses on a performance based approach that centres on setbacks responding to urban context, daylight to new dwellings and private open space, limiting overlooking, and providing reasonable outlook. The language uses phrases such as reasonable distance to side and rear boundaries, adequate daylight, avoiding directions views and avoiding a reliance on screening.

Functional Layout – Whilst no minimum apartment sizes are proposed, the Standard provides minimum dimensions for bedrooms and living areas. A main bedroom should be a minimum of 3 x 3.4m and other bedrooms 3 x 3m. For studio and 1 bedroom apartments, living areas should be a minimum of 3.3 metres in width and have a minimum area of 10sqm. In larger apartments living areas should be a minimum of 3.6 metres in width and be a minimum of 12sqm in size.

Accessibility – There is greater emphasis on apartments meeting the needs of people with limited mobility. 50% of apartments should meet a range of requirements, such as a clear opening width of 850mm at the entrance of the dwelling and the main bedroom, adaptable bathrooms and a clear path of 1.2 metres that connects the dwelling entrance to the main bedroom, adaptable bathroom and living area.

Storage – BADS focuses on total storage for apartments, including kitchen, bathroom and bedroom storage with a sliding scale of minimum internal and total storage space depending on the size of the dwelling. The difference between the two should be provided as external storage. For example, a one bedroom dwelling should have a total of 10 cubic metres of storage, of which 6 cubic metres should be located internally, meaning 4 cubic metres should be provided externally.

Windows – The previously proposed prohibition on saddleback bedrooms has been relaxed, presumably in response to submissions from architects and others within the Industry. Saddlebacks will be permitted providing the window is clear to the sky, a minimum of 1.2 metres wide with the ‘snorkel’ having a maximum depth of 1.5 times the width. As an example, a saddleback bedroom can have a 1.2 metre wide window with a maximum ‘snorkel’ depth of 1.8 metres with no balcony overhanging the window.

Room Depth – a single aspect habitable room should not exceed a room depth of 2.5 times the ceiling height with ceiling heights not being prescribed as previously proposed. A living/dining kitchen area can be increased to 9 metres providing the kitchen is located furthest away from the window and the ceiling height is at least 2.7 metres in height.

Natural Ventilation – A minimum of 40% of dwellings should achieve effective cross ventilation which includes minimum breeze paths of 5 metres and maximum breeze paths of 18 metres.

Communal Open Space – Communal open space should be provided for larger apartment developments (more than 40 dwellings) with a minimum area of 2.5sqm per dwelling or 250 sqm, whichever is the lesser. The space should be located on the northern side of a building if appropriate, promote passive surveillance, and at least 50% or 125 sqm, whichever is the lesser, should receive a minimum of 2 hours of sunlight between 9am and 3pm on 21 June.

Private Open Space – As expected, the size requirements for balconies and courtyards have increased and are related to dwelling size. Ground level courtyards should be a minimum of 25sqm with a minimum depth of 3m, podium courtyards should be a minimum of 15sqm with a minimum depth of 3m. Balconies should range in size from 8sqm for studios and single bedrooms to 12sqm and a minimum depth of 2.4 metres for 3 bedroom dwellings and larger.

<h2>Other matters – Other details of interest include:</h2>

<ul>
<li>The provision of once source of natural light and natural ventilation to common areas and corridors</li>
	<li>Provide for the retention of planting of trees where these are part of the character of the neighbourhood and the local context</li>
	<li>Living areas and private open space should be located on the north size of the building where practicable</li>
	<li>Dwellings should not exceed the maximum NatHERS annual cooling load which varies depending on location</li>
	<li>Buildings should be designed to collect rainwater for non-drinking purposes, such as flushing toilets and garden use</li>
	<li>Specific aspects of ResCode will be integrated into the assessment of apartment buildings, such as dwelling diversity, parking location, walls on boundaries, internal views and common property.</li>
</ul>
<h2>What does it mean?</h2>

Our review of BADS reveals a document that, overall, has got the balance about right. Ratio strongly advocated in its submission and presentations to the Minister and his Senior Staff the importance of maintaining a performance-based approach and it is pleasing to see this remain the underlying philosophy of the Guidelines.

The absence of clarification around daylight is likely to be an ongoing source of tension moving forward. For example, whilst building separation is in part determined by the provision of adequate daylight for occupiers, there is no guidance at to what adequate daylight is and how it should be measured.

Given the wording of the Building Setback Objectives, Standard and Decision Guidelines, it is reasonable that a 9-metre separation between balconies/habitable room windows would be a default minimum, remembering that in the central city, recent controls under Amendment C270 to the Melbourne Planning Scheme will also provide direction on building separation. How all this relates to daylighting and outlook remains to be seen.

We would also reasonably expect apartment sizes to increase, particularly at the smaller end of the market. Consistent with previous feedback from the Minister there is no prescriptive minimum sizes for apartments. However, the requirements of Functional Layout, Storage and Accessibility will result in more space to improve the storage, accessibility and liveability requirements for occupiers. Modelling from architects will no doubt reveal in the coming months the implications of these requirements together with ESD needs.

Whether BADS provides the certainty some sectors of the development industry were after remains to be seen. Will there be an increase in the cost of housing as a consequence? Probably, but the extent of this increase will be influenced by the development industry’s response, innovation in design and technology.

Will the amenity, liveability and suitability of high rise dwellings increase? Most certainly, and that has to be a better outcome!

This article originally appeared on <a href="http://www.ratio.com.au/better-apartment-design-standards-released">Ratio's website</a> and has been republished with permission.
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Better Apartment Design Standards released

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By Colleen Peterson, Managing Director of <a href="http://www.ratio.com.au/">Ratio Consultants</a>, with Alice Maloney, Associate, Ratio Consultants.

The Minister for Planning approved Amendment C270 to the Melbourne Planning Scheme yesterday, introducing the much discussed and controversial built form controls in the Hoddle grid (CBD) and Southbank.

In approving the amendment, the Minister has had the benefit of the Independent Panel Report following a strongly contested panel hearing which ran for 29 days. Readers will be aware that significant issues of debate included the concept of the Floor Area Uplift (FAU) and building separation.

So what did the Minster approve? The Amendment is extensive in its context dealing with a wide range of built form issues. For those interested in reviewing the full amendment documentation - select <a href="http://planning-schemes.delwp.vic.gov.au/updates-and-amendments/amendment?id=C0AD47B803CAE594CA257FA1007F6CEA" target="_blank" title="Amendment Documentation">here</a>

However, the key matters as relevant to many of our clients are as follows:

<h2>Floor area ratio</h2>

<ul>
<li>18:1 mandatory floor area ratio (FAR) introduced into the Capital City Zone on land affected by DDO10 (shown to the right).</li>
	<li>Opportunity for the FAR to be exceeded through a FAU scheme if there is a public benefit.</li>
</ul>
<h2>Built Form</h2>

The built form controls comprise a combination of discretionary and mandatory requirements to enable flexible design outcomes, such as building to one boundary or to a street corner. The key requirements are as follows:

Street wall height

<ul>
<li>Preferred: up to 20m</li>
	<li>Mandatory: no greater than 40m, or 80m where it defines a street corner</li>
</ul>
Building setbacks above street wall

<ul>
<li>Preferred: 10m</li>
	<li>Mandatory: minimum 5m</li>
</ul>
Building setbacks from side or rear boundaries (or from the centre line of an adjoining laneway)

<ul>
<li>Preferred: minimum 5m, or 6% of the total building height, whichever is the greater</li>
	<li>Mandatory:</li>
	<li>&gt;80m in height: minimum 5m to side or rear boundaries / street boundary</li>
</ul>
 Tower separation within a site

<ul>
<li>Preferred: above the street wall or 40m, whichever the lesser, towers should be separated by 6% of the combined total height of the adjacent towers</li>
	<li>Modified: minimum 10m</li>
</ul>
<h2>What did the Panel Report say?</h2>

The Minister also released to the public for the first time the Panel Report that considered the amendment. Given the length of the panel hearing, the spirited and vigorous debate and the relationship with the Better Apartments guidelines, the findings of the Panel are fascinating reading. For a full transcript of the panel report (select <a href="http://dsewebapps.dse.vic.gov.au/Shared/ats.nsf/(attachmentopen)/36A933C564ECA207CA2580730078A165/%24File/Melbourne+C270+Panel+Report.pdf" target="_blank" title="Apartrment Guidelines">here</a>)

The Panel was certainly complimentary regarding the ‘unparalleled amount of work undertaken in the preparation of this Amendment’ and concluded that the majority of the proposed built form controls will contribute to an enhanced public realm. Whilst the Panel disagreed that the amendment would result in a ‘one-size fits all’ approach to building design, the hyper-dense applications and approvals within the central city and Southbank highlighted a need to address height through FAR controls.

The Panel, whilst supportive of the initiative to capture public benefits through the FAU scheme, ultimately recommended that the Scheme be abandoned with a workable uplift mechanism to be further investigated (with the potential for broader categories of public benefits) and the potential to lower the trigger from 18:1 as this set a very high trigger.

Ultimately the Minister determined to approve the FAU scheme yesterday as part of the overall gazettal of C270. The decision of the Minister to disregard this aspect of the Panel’s recommendations was hinted at earlier this week with the approval of 383 LaTrobe Street which exceeded the 18:1 FAR (29:1) on the basis that it provided a public benefit in the form of a new arcade with art installations.

Interestingly, the Panel made much of the disparity between the proposed building setbacks in C270 and the draft Better Apartments guidelines, suggesting that consistency between the two sections of the planning scheme as being important. The outcome of C270 could give some indication of the Minister’s ultimate decisions on the Better Apartments guidelines.

<h2>Transitional arrangements</h2>

As expected, C270 provides for transitional arrangements for applications in both the DDO10 and the Capital City Zones lodged prior to the gazettal of Amendments C262 and C270. The transitional arrangements effectively ensure that a permit cannot be granted for buildings and works which do not meet the mandatory Modified Requirements. It appears that this arrangement also provides flexibility for amending a permit granted prior to the built form controls, on the proviso that the extent of non-compliance is not increased.

<h2>What does this all mean?</h2>

With the gazettal of the amendment there is now a clear direction regarding issues of equitable development in the central city and Southbank. With a level playing field for all players in the market, we will no doubt see some adjustment as the market responds to the need for greater building separation and the requirements for public benefit over the 18:1 plot ratio. This may mean that some sites will no longer see seen as developable and most likely result in the need for consolidation of sites to achieve the heights and separation necessary.

This article was originally published on <a href="http://www.ratio.com.au/">Ratio Consultants</a>. Read the <a href="http://www.ratio.com.au/central-city-built-form-controls-approved">original article</a>.
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Minister approves central city built form controls

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The <a href="/news/colleen-peterson-on-amendment-c262">overnight implementation</a> of amendment C262 to the Melbourne Planning Scheme last month, which reintroduced plot ratio restrictions into the CBD, took us all by surprise. For those of us who have been around long enough, the concept of plot ratios was a key feature of development in the Melbourne CBD in the 1990s. Their reintroduction is perhaps a spot of nostalgia for some of us.

The introduction of the control was fast, swift and wide reaching, catching everyone ‘off guard’. Some have complained loudly about the effect of the changes, the lack of consultation, the impact on investment in the CBD and the stifling of innovation.

However, I haven’t heard, either publically or privately, widespread concerns from the planning or architecture professions. I honestly believe this is a consequence of many of us realising the need for an interventionist approach to curtail the density of development and the importance of policy in achieving better built form and amenity outcomes.

This analysis of the block between Swanston, Little Lonsdale Street, Elizabeth Street and A’Beckett Street, <a href="/news/a-city-of-melbourne-amendment-c262-case-study">previously undertaken by Urban.com.au</a>, is a good example of the sort of intensity of development currently approved in the central city.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/proposed_block_study-01_0.png" rel="gallery-all" title="A case study on City of Melbourne's amendment C262. Image Laurence Dragomir"><img alt="" class="image-article-full-width-580px" height="509" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/proposed_block_study-01_0.png?itok=MqHALfgy" title="A case study on City of Melbourne's amendment C262. Image Laurence Dragomir" width="580"></a>

<figcaption><a href="/news/a-city-of-melbourne-amendment-c262-case-study">A case study on City of Melbourne's amendment C262</a>. Image Laurence Dragomir</figcaption></figure>I see the issues regarding heightened development pressure in the central city in recent years as being exacerbated by other factors. Particularly:

<ul>
<li>The widespread implementation of the Neighbourhood Residential Zone, particularly in the Cities of Moreland, Yarra, Boroondara and Bayside, which has effectively placed greater pressure on activity centres and the central city in meeting housing demand for Melbourne.</li>
	<li>The lack of direction and certainty regarding the design of apartments, with continued delays and inaction on the issue of ‘Apartment Design Guidelines’ over a number of years.</li>
</ul>
We all accept and embrace the important role that the central city plays in providing new housing opportunities. I would also argue that these opportunities and issues of density and building separation should also be considered in the context of development pressures in more suburban locations, from South Yarra to Box Hill.

Lessons learned in the CBD should be transferred to these other emerging high rise precincts.

I consider that the concerns raised regarding the liveability of the CBD, not only apartments but public spaces, is largely a consequence of the lack of leadership on this issue and the failure of planning policy to keep up with the change in market conditions. The success of city living has been on the rise since the success of postcode 3000 some 30 years ago with the rise in ‘super towers’ on the agenda for the past 10 years.

Policy makers have failed to respond to this change in building typology, despite the emergence of high rise residential towers in the central city under Planning Minister Justin Madden 10 year ago. It has only been in recent times that there been sufficient pressure to start the process of introducing clear direction on the development of high rise residential buildings and in particular the issues of building separation and internal amenity.

Clearly the Higher Density Residential Guidelines missed the mark in providing the direction needed. Imagine if we as planners had been more visionary and such documents were being prepared 10 year ago…

Whilst I will be the first to admit the tools utilised in C262 are not perfect, I do agree that something needed to be done to give decisions makers’ time to put this planning framework into place. This seems to be a commonly held opinion with just about every planner and architect I discuss the matter with.

I can understand why the Minister undertook such a change under the cloak of secrecy, preventing what would have inevitably been a rush of poor conceived applications to beat the deadline. Such a rush was exactly what happened as the deadline for the introduction of the Residential Zones approached in mid 2014 and such applications were, in many instances, inappropriately resolved and a drain on public resources and time.

At least the change in the rules has the effect of introducing a level playing field, where all developers must now look to develop sites under the same set of rules and, for the time being at least, consideration will be given to the issues of building separation and liveability of our central city in a more formal sense.

Also for the first time we have a set of planning controls that make it clear that there must be demonstrable broader public amenity benefits if the plot ratio controls are to be exceeded. Perhaps this may be the beginning of the idea of inclusionary zoning that has worked elsewhere in the developed world?

12 months isn’t a long time for such a document to be prepared, with the need for the industry and other stakeholders to be appropriately consulted. The outcome must be a fair and equitable planning framework that takes into account the strategic objectives of intensification of the central city, the need to create liveable, sustainable neighbourhoods and the potential for the inclusion of affordable housing.

I look forward to the draft.

Colleen Peterson is the Managing Director of Ratio Consultants. <a href="https://twitter.com/colleenpeterson">Follow Colleen on Twitter</a>.
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Colleen Peterson on amendment C262

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The planning industry has been waiting for some time for the release of guidelines on the development of high rise apartments in Victoria. This is largely a result of the uncertainty, at both local government and VCAT, regarding acceptable levels of internal amenity and also the hot issue of ‘equitable development potential’.

Some decision makers will not accept south facing apartments but others will, some will accept studio style dwellings for less than 20% of the overall mix yet others form the view if it is good enough for one then it is good enough for all. Some decision makers will allow saddle back apartments and others won’t. Increasingly nine metres is deemed an acceptable separation to achieve ‘equitable development’ but in some instances this may or may not be appropriate for primary outlooks compared with secondary outlooks. In some areas such as Fishermans Bend the preferred setback between buildings is 20 metres.

The increased emphasis on providing new housing in the form of high rise apartment buildings in recent years and now further emphasised through the new Residential Zone regime, has placed considerable pressure on all parties. Clear guidance on what constitutes reasonable outcomes is necessary and I think developers, architects and planners alike would embrace such a document providing that it allows for innovation, flexibility and performance based outcomes.

I couldn’t agree more with <a href="/news/better-apartments-should-be-retitled-more-expensive-apartments">Craig Yelland and his concern</a> that the implementation of guidelines based on SEPP 65 in New South Wales will result in a rise in property prices and a furthering of the gap in affordable housing in Victoria. Given the challenge Melburnians face entering the property market, maintaining a supply of affordable housing must be a high priority.

There is a clear opportunity for guidelines to be introduced that will address a range of important issues without having a significant impact on affordability, including:

<ul>
<li>Providing for performance based criteria (can I say the word ‘decision guidelines’?) on apartment sizes, noting the impact that storage, layout and width of rooms has on amenity and liveability. I have seen small apartments done well with integrated cabinetry, clever furniture design and innovation with layout and adaptability. Such small apartments done well should not be negatively perceived.</li>
	<li>Recognising the role of sunlight in providing quality housing but recognising that there can be other trade-offs, such as views, daylight access and access to entertainment precincts and the like.</li>
	<li>Recognising that daylight is important for the liveability of dwellings but that the level of daylight required for a bedroom is reasonably less than that required for a living area. Apartments need to reflect that different people will live in different ways and, for example, creating apartments with small kitchens can be seen as an appropriate reflection of societal changes in eating out not in poor housing provision.</li>
	<li>Providing certainty regarding building separation as this is a key factor in creating a reasonable outlook in high rise precincts and reducing the need for screening between buildings. It would seem sensible the taller the building the greater the separation required and, as an example, setting a 12 metres separation between buildings would provide light, aspect, outlook and negate the need for overlooking measures.</li>
</ul>
The key is that these guidelines must be performance based. They must establish decision guidelines that steer thinking on various issues to ensure that the best outcomes are found. Using a format, such as that found in ResCode could provide for such certainty, with flexibility for different design outcomes. An approach, consistent with the Tribunal’s interpretation of ResCode, where meeting the Standard automatically is deemed as meeting the objective, would also provide certainty. Importantly, the structure would provide for flexibility to make a case for variations, taking into consideration the decision guidelines.

While I am not a believer in the setting of mandatory minimum sizes for dwellings, to start a rational debate, I would suggest the following as an example of how the Guidelines could be written in a manner that provides greater certainty but allow for innovation in design and taking into consideration affordability.

<h2>Dwelling Size Objective</h2>

To ensure that the size of dwellings meet the likely needs of future occupants.

<h2>Standard</h2>

<ol>
<li>Studio style apartments should not be less than 37sqm.</li>
	<li>Single bedroom apartments should not be less than 45sqm.</li>
	<li>Two bedroom apartments should not be less than 60sqm.</li>
	<li>Three bedroom apartments should not be less than 85sqm.</li>
</ol>
<h2>Decision Guidelines</h2>

Before deciding whether a dwelling is suitably sized, the responsible authority must consider the following:

<ul>
<li>The likely future occupants of the dwelling and their needs.</li>
	<li>The provision of internal storage, such a wardrobes, linen press, utility cupboard and cupboards in the kitchen.</li>
	<li>The size of the bedroom/s and the capacity to place bed/s within the rooms appropriate to the likely future occupants.</li>
	<li>The dimension of the living area and the capacity to place furniture, such as a couch, table and chairs, to meet the needs of likely future occupants.</li>
	<li>The integration of cabinetry and other devices to increase the effectiveness of the space.</li>
	<li>The capacity to integrate balcony areas into the liveable space, such as the use of wintergardens.</li>
	<li>Access to daylight for living areas, kitchens and bedrooms (in that order).</li>
	<li>The overall amenity of the dwelling.</li>
</ul>
The preparation of the guidelines must be done as a priority and provide for flexibility and innovation in design while not having the effect of increasing the already high price of housing in Victoria. The input from a wide range of architects and other associated professionals, including lighting engineers can significantly inform the debate and I encourage them to be heard and make a submission.

Colleen Peterson is the managing director at Ratio Consultants. <a href="https://twitter.com/colleenpeterson">Follow Colleen on Twitter</a>.
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Better Apartments: Yes, but not at the expense of innovation

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In June the Minister for Planning approved approximately 82 per cent of Bayside’s residential land for inclusion within the Neighbourhood Residential Zone (the most restrictive zone).

In doing so the Minister requested that Council apply the Residential Growth Zone, which allows development up to 4 storeys to 3 per cent of its residential land.

Reluctantly Council proposed draft Amendment C125 allocating 3 per cent of residential land around Cheltenham, Highett and Hampton East for the Residential Growth Zone.

As part of C125, the Minister appointed an independent Standing Advisory Committee to hear submissions from interested parties in relation to application of the Growth Zone. The report of the committee is due on the 27th November 2014

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_2493.jpg" rel="gallery-all" title="A fairly common site in bayside suburbs "><img alt="" class="image-article-full-width-580px" height="814" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_2493.jpg?itok=DPgIuUFv" title="A fairly common site in bayside suburbs " width="580"></a>

<figcaption>A fairly common site in bayside suburbs at the moment</figcaption></figure>Under pressure from residents within the proposed Growth Zone areas, the Minister visited the area on the 10th November.

Subsequent to the inspection, the local member for Sandringham released a press statement outlining that the Government would no longer require the Council to allocate a minimum area of land to the Residential Growth Zone and would support any Council proposed changes to the Growth Zone amendment.

As a result of these political statements, Bayside City Council was set to consider a motion to abandon the application of the Residential Growth Zone in Bayside and write to all relevant local candidates seeking their support on the 17th of November.

The recommendation also again seeks approval from the Minister for further restrictions within the schedule to the Neighbourhood Residential Zone, despite these variations being earlier rejected by the Minister for Planning and being inconsistent with the expert findings of Residential Standing Zones Advisory Committee.

This article originally appeared on <a href="http://www.ratio.com.au/state-government-reneges-on-new-residential-zone-in-bayside">Ratio Consultants website</a>.
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State Government reneges on new Residential Zone in Bayside

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Consistent with the Planning Minister’s approach for making a splash, he announced on Friday (13/6) that 39 Victorian municipalities will have their current residential zones converted into the new suite of residential zones as of today. Whilst the amendments also make some other changes, like including business zoned land into the reformed Commercial Zones, the main theme of the Special Government Gazette was the implementation of the new Residential Zones across more than half of Victoria.

For the large part, these changes result in the translation of Residential 1 Zoned land being converted into the General Residential Zone (GRZ), which is the most neutral outcome possible under the circumstances. We would say that this is a smart move on behalf of the Minister, in that it resolves the zones for these 39 local government areas, taking the less controversial translations off his desk and providing certainty for all parties in those municipalities. It is also to the credit of these municipalities in taking a responsible approach in the translation of the zones, a number of which will likely seek further changes down the track, when their strategic housing strategies are developed and go through due process.

The main surprise is the inclusion of the City of Melbourne, which will have all its Residential 1 and Residential 2 Zoned land translated into the GRZ. Whilst this is consistent with the way in which Melbourne City Council originally exhibited the implementation of the zones, it is not the final position of the Council as a consequence of political lobbying by various interest groups. Given the Melbourne CC will be part of Stage 2 of the Residential Zones Standing Advisory Committee, we would expect that the allocation of the General Residential Zone may be a temporary outcome, pending the results of the Committee Review.

In summary, the Councils and the changes are as follows, noting that you should make specific enquiries as to how it will affect your own land:

Council:     Central Goldfields, Gannawarra, Macedon Ranges, Mildura, Mount Alexander, Alpine, Benalla, Indigo, Mansfield, Moira, Murrindindi, Strathbogie, Towong, Bass Coast, Baw Baw, East Gippsland, South Gippsland, Moyne and Wellington 
Change:    Replaces the Residential 1 Zone with the General Residential Zone

Council:      Hobsons Bay, Hume, Melbourne, Mitchell, Wyndham, Golden Plains, Hepburn, Hindmarsh, Horsham, Northern Grampians, Pyrenees, Yarriambiack, Wodonga 
Change:   Residential 2 Zone to the General Residential Zone

Council:     Colac Otway 
Change:   Rezoning land in Residential 1 Zone to the General Residential Zone Schedule 1 and land in Apollo Bay and Marengo covered by Design and Development Overlay Schedule 7 and Development Plan Overlay Schedule 4 to the Neighbourhood Residential Zone Schedule 1

Council:     Monash 
Change:   Replaces land in the Residential 1 Zone into the General Residential Zone and land with a Heritage Overlay in the Neighbourhood Residential Zone

Council:      Surf Coast 
Change:   Rezones all Residential 1 Zone land to General Residential Zone Schedule 1; rezones all Residential 2 Zone land to General Residential Zone Schedule 2

Council:      Warrnambool 
Change:    All land currently in the Residential 1 Zone to the General Residential Zone Schedule 1, removes Schedule 4 to the Design and Development Overlay from all residential land

Council:      Yarra Ranges 
Change:    Introduces the Residential Growth Zone, General Residential Zone and Neighbourhood Residential Zone

This article was originally published on <a href="http://www.ratio.com.au/minister-for-planning-approves-new-residential-zones" target="_blank">Ratio Consultants website</a>. Ratio Consultants is an Apartments.com.au Industry Hub member.
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Planning Minister approves new residential zones in 39 Victorian LGAs

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The following is an edited version of an article originally published on <a href="http://www.ratio.com.au/new-residential-zones-advisory-committee" target="_blank">Ratio Consultant's website</a>.

Many of you will be familiar with the issues surrounding the implementation of the new Residential Zones in Victoria. The new zones, and in particular the proposed widespread use of the Neighbourhood Residential Zone by many Councils, significantly limits the development potential of many sites and has wider ranging planning implications in relation to housing supply, diversity and affordability for the State.

Many Victorian Councils, such as Boroondara, Bayside, Yarra and Port Phillip are proposing in the order of 70-90% of residential land be effectively locked away from medium density residential development. A substantial number of Councils are now well advanced in their proposed implementation of the zones, the majority of whom are seeking exemption from the Minister for Planning from public exhibition.

In order to assess the magnitude of amendment requests, the Minister for Planning has announced several weeks ago the establishment of a Residential Zones Standing Advisory Committee to provide advice on the suitability of the proposed implementation of the new residential zones. At the time of writing, 17 councils Victoria-wide have sought to have their proposed residential zone implementation reviewed in this manner.

Metropolitan Councils forming part of this process include Boroondara, Darebin, Kingston, Moonee Valley, Moreland, Mornington Peninsula, Nillumbik and Whittlesea. Discussions with senior DTPLI staff confirm that several Councils are likely to pull out of this process so I will endeavour to keep readers abreast of this.

The Advisory Committee process has been established to facilitate the introduction of the zones before the 1 July 2014 time frame. This is timely given that only two Councils, Glen Eira and Greater Dandenong, have had their zones approved so far.

The Committee is chaired by Con Tsotsoros with 6 deputy chairs. There are 19 experienced professionals, many of whom are planners on the Committee, including the well respected Gaye McKenzie and Alison Glynn.

Each Council will be required to carry out public notification of their proposed zoning controls for a period of 20 business days. This will be contrary to the intent of many Councils, who were originally seeking to have the zones approved without any additional public input.

This public notification process must commence no later than 20 March 2014. The notification must include a notice in The Age and Herald Sun, notices in local newspapers and notices in the Council offices and Libraries. I would expect to see a flurry of advertisements in the next 2-3 weeks.

A party that prepares a submission will be given the opportunity to be heard at a public hearing and individual submitter’s will be given 30 minutes to present to the Committee. The Committee will also consider any expert evidence, although there will be no cross examination. The hearings will commence in the week of 28 April.

The hearings will last a total period of 3 weeks, with three waves of hearings commencing on the Monday of each week. The timing for each hearing will be dependent on the number of submissions received. Some may only go for two days and others an entire week. There is no doubt that the hearings will be run in an expeditious manner, given the volume of work required to be undertaken in a very short period of time.

The hearings may be convened individually or will consider several Councils concurrently. Stayed tuned for more information on this. I have also been advised that the State Government is currently undertaking housing/population studies for each LGA in Victoria, to ensure that each municipality shares the ‘burden’ of providing housing for a growing Melbourne/Victoria.

Details on the outcomes of these studies will be known approximately one week before the commencement of the Panel Hearings.

Within 20 days of the completion of the hearing(s) the Advisory Committee is required to submit a written report to the Minister for Planning that summaries the appropriateness of the new residential zones within each municipality.

The Advisory Committee process provides an opportunity for the community to have input on the proposed application of the new residential zones. Property owners will have a chance to make submission regarding the impact of the zones on their land as well as the implications for the proper and orderly planning of the city.

I encourage people who are interested in the outcomes of built form to stay involved in the fight against <a href="https://twitter.com/hashtag/badplanning" target="_blank">#badplanning</a> and lodge submissions as they are publically exhibited. Public submissions can be made online at the Department of Transport, Planning and Local Infrastructure website at www.dtpli.vic.gov.au/residential-zones-advisory-committee. A word of warning, the terms of reference for the Committee make it clear that petitions and pro-forma letters will be treated as a single submission only.

Colleen Peterson is a director at Ratio Consultants.

Lead image credit: silince on <a href="http://www.flickr.com/photos/silince/11646597775/sizes/l/" target="_blank">Flickr</a>, CC BY-SA 2.0
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New Residential Zones advisory committee announced

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The State Government released new Residential Zones for implementation in July 2013. These zones effectively sought to replace the Residential 1, 2 and 3 Zones with the General Residential (GRZ), Residential Growth (RGZ) and Neighbourhood Residential (NRZ) Zones. A major departure from the existing zone controls is the mandatory nature of many of the requirements, including:
<ul>
<li>
		In the NRZ restricting development to two dwellings per lot, setting a maximum building height of 8.0 metres and enabling councils to set minimum lots sizes.</li>
	<li>
		In the GRZ (which is arguably the old Res 1 Zone), setting maximum heights that allow a maximum of 2-3 storey development.</li>
	<li>
		In the RGZ, setting mandatory heights that allow a maximum of 4 storey development, noting that ResCode now applies to 4 storey buildings.</li>
</ul>
Councils across the state were given until 30 June 2014 to implement the zones, replacing the old suite of zones with the new.
On the surface this didn't raise significant concerns within the development or planning industry, as the Advisory Note that accompanied the zones gave reasonable comfort that the zones would be applied in a sensible and logical manner. In particular, the NRZ, the most restrictive of all the zones, is to be applied in relatively limited circumstances, where there is recognised neighbourhood character, environmental or landscape significance.
However, it is evident that a number of councils are seeking to broadly apply the Neighbourhood Residential Zone as the default zone, covering anywhere from 70% to 90% of the residential land in their municipalities. Councils such as Bayside, Boroondara, Port Phillip, Stonnington and Yarra are proposing that between 70-90% of their residential land will be in the NRZ. It is incredible to believe that in the vast majority of these areas, a 3 unit development will be prohibited, regardless of the context of the site, such as the location of the 1960s block of flats next door.
In the City of Glen Eira, one of only two municipalities to have its zones approved, nearly 80% of residential land is located within the NRZ. Glen Eira, like many established municipalities, has considerable infill development from earlier periods, such as the 60s and 70s, that make medium density housing in these pockets a sensible and logical outcome. However, the days of building townhouses in between 1960s six packs are long gone and these sites are now only suitable for dual occupancies.
The City of Boroondara has adopted (without public consultation) the extensive use of the NRZ, where in most instances, the adoption of a 500 sqm minimum lot size for about 70% of the municipality, will render even two unit developments prohibited as 1000sqm is required to obtain separate titles. The icing on the cake for this council is that whilst locking away the majority of the municipality from any urban growth, Boroondara then seeks to only use the Residential Growth Zone along a small section of Power Street and Riversdale Road from the Yarra River to Camberwell Junction. No other nodes along tram lines or railway stations qualify in this council's mind to accommodate anything more than a two storey building in most instances. Where Boroondara has sought to apply the General Residential Zone, it of course seeks to use the mandatory height controls, but then largely applies this zone in areas of the municipality covered by single covenants.
This approach by councils was reinforced by the State Government late last year when the draft Plan Melbourne was released, proposing that more than 50% of residential Melbourne would be placed in the NRZ.
However, there are significant implications in effectively locking away the majority of suburban Melbourne from residential development. New housing choices will be limited to high rise development or the outer fringe, with little choice in between. This will impact housing choice, sustainability as well as affordability.
Melbourne was recently found by the "Demographia International Housing Affordability Survey" to be the 6th least affordable city in the world, where restrictive land use policies were cited as one of the significant factors in unaffordability. The restriction on the reasonable development of land in suburban Melbourne can only increase housing prices, particularly in the established housing market. There will be no real alternative to established homes in the inner and middle suburbs, with townhouses and small scale apartment buildings effectively restricted to only small pockets. With a limited supply of new housing choices in established areas, existing homes can only rise in value, becoming even more unaffordable.
Coupled with the significant issue of affordable housing is the underestimation by the State Government in its population forecast for Plan Melbourne. Figures released by the ABS in Nov 2013 show an additional 2.1 million people are predicted for Melbourne by 2050. This is in additional to the 2.05 million to 2.85 million people assumed by Plan Melbourne.
The creation of development "go go" areas, such as Fisherman's Bend and other urban renewal sites will be an important part of the solution in providing an affordable supply of housing. Obviously the implementation of infrastructure, in particular public transport for Fisherman's Bend, will be key to the success of these precincts. But locking away 70-90% of Melbourne's residential land from anything more than 2 unit developments can only be seen as madness.
The urban consolidation of residential areas, particularly those with reasonable access to public transport and other infrastructure, has been the cornerstone of State Government Policy during my working lifetime. It is mind boggling the political energy the State Government is expending, trying to lock away Melbourne's suburbs from residential development.
The politics of kowtowing to a noisy minority who seek to preserve their streets will undermine the broader government strategy to substantially increase the size of our capital city. Quite simply, the Government can't have its cake and eat it too. It is ludicrous to nearly double the population of Melbourne over the next 35 years, whilst at the same time propose to prevent residential development in most of suburban Melbourne (in Glen Eira's case that's around 80%) and commit to holding the urban growth boundary. Something has to give!
It is important that concerns regarding the zones be voiced to the State Government and submissions lodged with respective councils as they place their zones on public exhibition. Given that entire zone review was a result of a noisy minority, such as Save our Suburbs, creating waves regarding "inappropriate development", the development and planning industry must makes its opinion heard and soon.
If you want to voice your opinion, I would suggest writing to:
 
<dl>
<dt>
		The Premier</dt>
	<dd>
		The Honorable Dr Denis Napthine - Department of Premier and Cabinet</dd>
	<dd>
		e: <a href="mailto:denis.napthine@parliament.vic.gov.au">denis.napthine@parliament.vic.gov.au</a>
</dd>
	<dt>
		The Treasurer</dt>
	<dd>
		The Honorable Michael O'Brien - Department of Treasury and Finance</dd>
	<dd>
		e: <a href="mailto:michael.obrien@parliament.vic.gov.au">michael.obrien@parliament.vic.gov.au</a>
</dd>
	<dt>
		The Planning Minister</dt>
	<dd>
		The Honorable Matthew Guy - Department of Transport, Planning and Local Infrastructure</dd>
	<dd>
		e: <a href="mailto:matthew.guy@parliament.vic.gov.au">matthew.guy@parliament.vic.gov.au</a>
</dd>
</dl>
It is essential that correspondence be addressed to all three ministers as it is important that an understanding of what is happening is spread across all arms of government and not just the planning minister's office.
Here are some points which you might consider raising in any correspondence to the Victorian Government.
The widespread use of the Neighbourhood Residential Zone will:
<ul>
<li>
		Make entry into the housing market more difficult due to cost of housing.</li>
	<li>
		Redirect affordable housing to the urban fringes and high density inner-city locations.</li>
	<li>
		Limit housing diversity and the ability for people to downsize and stay within the local community.</li>
	<li>
		Limit the opportunities for people using their property for super</li>
	<li>
		Push affordable housing growth to areas with limited access to jobs, public transport and community facilities.</li>
</ul>
<a href="http://www.ratio.com.au/team" target="_blank">Colleen Peterson</a> is a Director at <a href="http://www.ratio.com.au" target="_blank">Ratio Consultants</a> with over 20 years of experience leading statutory and strategic planning projects for both private and public clients.  Colleen tweets regularly on Victorian planning zone reform - you can follow Colleen at <a href="https://twitter.com/colleenpeterson" target="_blank">@colleenpeterson</a>, and similarly you can use the hash tag #reszones to focus debate on this topic.
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New Residential Zones - what does this mean for Melbourne

<a href="https://www.apartments.com.au/developments/chermside-qld-4032">Chermside</a> is better known for bus interchanges and Westfield than for high-end apartment towers. Kabbalah, on Playfield Street, is a deliberate push against that reputation.

Developed by <a href="https://www.apartments.com.au/developers/playfield-developments">Playfield Developments</a>, the building holds 64 apartments, all three and four bedrooms, across its 13 storeys. The apartments are generous by any measure: lower-floor three-bedrooms start at 164 sqm, each with a multi-purpose room and private balcony, while the north-facing penthouse stretches to 382 sqm. Every residence comes with two car spaces.

<a href="https://www.apartments.com.au/architects/ana-architects">ANA Architects</a>, the Brisbane firm behind the 25-storey Willahra Tower on Queen Street and the 45-storey Mantra on Mary in the CBD, shaped the building around curved forms drawn from the natural landscape. Balcony gardens run throughout, with planter boxes worked into the private outdoor spaces of each apartment, giving residents greenery at the threshold rather than just at the rooftop.

[smartcode_project:default project_id=149578 project_image_fid=354319]

That rooftop carries its own weight: a pool, landscaped gardens, and outdoor entertaining areas sit above the city, designed as much for quiet evenings as for hosting. The wellness offering continues at ground level, where a centre with pool, sauna, and communal lounge zones anchors the building's other end. Together they give the building a rhythm, somewhere to arrive at the top and somewhere to retreat to below.

The site itself is part of the pitch. "One of the last available sites to develop in an established precinct," is how Playfield Developments describes the Playfield Street address, and the surrounding context backs that up. Westfield Chermside, the second largest Westfield in Australia, is within a few minutes on foot, along with its dining precinct and cinema complex.&nbsp;

The Chermside bus interchange connects directly to the Brisbane CBD and across the northern suburbs via more than 20 Translink routes, with the CBD roughly 15 minutes away by road. The Prince Charles Hospital, one of Queensland's major teaching hospitals and the state's leading cardiac centre, is roughly a kilometre up the road on Rode Road.

[smartcode_project:default project_id=149578 project_image_fid=354321]

Place Projects is handling sales, bringing a track record across some of Queensland's largest residential developments. Early buyer response has centred on the finishes and scale, "buyers consistently comment on the high-quality finishes throughout the apartments," the sales team notes, pointing to craftsmanship and considered design as the recurring draw.&nbsp;

"They're looking for generously sized apartments that offer both space and functionality, combined with a strong lifestyle offering," Place Projects says.

Construction has been awarded to Clearcon, with completion slated for late 2027. Pricing runs from $1.5 million for a lower-floor three-bedroom up to $3.65 million for the penthouse.

[smartcode_project_cta:default project_id=149578]

Joel Robinson

Playfield Developments brings 64 apartments to Chermside with Kabbalah

More than 3,000 dwellings are currently selling or gearing up to launch across Surfers Paradise, the suburb’s most concentrated apartment pipeline in years. At least eight projects are already in market, with more moving through registration and presale, creating a meaningful wave of new supply.

This isn’t happening in a vacuum. Strong interstate migration into Queensland, particularly the Gold Coast, continues to underpin demand, with the local population expected to push past 800,000 in the early 2030s.

We’re also seeing solid early-stage buyer activity. As usual, the earliest phases tend to offer the best mix of pricing and choice, before the more popular layouts get snapped up.

Comparing Surfers Paradise projects? Browse all listings → <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">View all Surfers Paradise apartments</a>

<hr data-end="1189" data-start="1186" />
<h2 data-end="1218" data-section-id="tdhbfr" data-start="1191">How to Read the Pipeline</h2>

Apartment projects in Surfers Paradise are at various stages of their project lifecycle, from pre-launch, selling now, construction commenced, or construction complete.

Where you buy in that cycle matters.

<ul data-end="1674" data-start="1409">
	<li data-end="1542" data-section-id="d5c11p" data-start="1409">Registration and&nbsp;presale: Typically the lowest price points and best choice, but with longer wait times to completion</li>
	<li data-end="1608" data-section-id="plnjqp" data-start="1543">Under construction: Greater certainty, shorter timelines.</li>
	<li data-end="1674" data-section-id="13k7yl8" data-start="1609">Completed: No construction risk, but pricing reflects that.</li>
</ul>

The projects below are grouped by stage to help buyers understand where they sit in the buying window.

<hr data-end="1942" data-start="1939" />
<h2 data-end="1967" data-section-id="zj5dj7" data-start="1944">Projects Now Selling</h2>

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a> is the newest apartment development to launch in Surfers Paradise.

Exhale, being developed by SIERA, comprises just 54 apartments, a density not often seen in Surfers. It sits on the corner of Enderley Avenue and Garfield Terrace, just off Northcliffe Beach. SIERA Founder and Managing Director Brent Thompson spent over a year trying to secure the rare beachside site.

[smartcode_project:default project_id=112661 project_image_fid=359603]

SIERA engaged BDA Architecture to design the building, with a striking glass curtain wall&nbsp;façade.

Offering two-, three-, and four-bedroom apartments, Exhale will also offer its residents a two-level wellness podium with a heated magnesium pool, spa, sauna, Nordic&nbsp;cold shower, and biophilic designed landscaped gardens.

There's also a dedicated Pilates and yoga studio, library and reading retreat, cinema lounge, and private dining room with a private bar and wine cellar.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Exhale →</a>

<hr data-end="2500" data-start="2497" />
Paradiso Place is the largest project currently in market in Surfers Paradise. Developer SPG Land recently begun construction on its 845-unit development they are bringing to 103 Ferny Avenue.

[smartcode_project:default project_id=106566 project_image_fid=185858]

At this scale, it’s effectively its own sub-market, offering a wide mix of configurations across multiple price points, from entry-level investor stock through to larger owner-occupier product. Amenities include a pool, gym, and outdoor spaces.

With projects of this size, early buyers typically benefit most from the broader selection before key layouts are taken up.

<a href="https://www.apartments.com.au/new-apartments/paradiso-place-surfers-paradise-103-ferny-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Paradiso Place →</a>

<hr data-end="2500" data-start="2497" />
Jewel Residences is the only completed development on this list. The three towers, which drastically altered the Surfers Paradise skyline when they were complete in 2020 from their dress circle position&nbsp;at 36 Old Burleigh Road, home 512 apartments.

[smartcode_project:default project_id=8843 project_image_fid=264503]

With the six-star The Langham within the middle tower, Jewel offers&nbsp;​​​​​​significant hospitality venues including&nbsp;signature restaurants, a bar, cafe, and a resort pool with a swim-up bar

<a href="https://www.apartments.com.au/buildings/jewel-residences-surfers-paradise-36-old-burleigh-road-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Jewel Residences </a>

<hr data-end="2938" data-start="2935" />
Andrews Projects recently commenced construction at South Beach, just shy of 400 apartments at 3006–3016 Surfers Paradise Boulevard. Prices start from $1.08 million for the one-bedroom apartments.

[smartcode_project:default project_id=8887 project_image_fid=358399]

Central to the South Beach offering is a 5,500m sqm wellness and lifestyle precinct designed around the concept of renewal as a daily ritual.

The wellness facilities include sunrise and sunset pools, an indoor hydrotherapy pool, plunge baths, a Hammam, traditional and infrared saunas, red-light therapy and dedicated treatment rooms. A Technogym gym,&nbsp;cinema, co-working lounge and a range of indoor and outdoor dining and entertaining spaces, including BBQ terraces, complete the amenity.

<a href="https://www.apartments.com.au/new-apartments/south-beach-surfers-paradise-3006-3016-surfers-paradise-boulevard-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about South Beach →</a>

<hr data-end="3316" data-start="3313" />
Another new entry to the market is Palmera Residences, developed by Central Equity at 18 Garfield Terrace. That has 347 large-scale, three-bedroom residences, priced from just shy of $3 million.

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<a href="https://www.apartments.com.au/new-apartments/palmera-residences-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>&nbsp;is being constructed in the prestigious Northcliffe residential neighbourhood on an expansive 3,239 sqm site. It is located at 18 Garfield Terrace near the Northcliffe Surf Life Saving Club and the patrolled Northcliffe surf beach, situated between&nbsp;<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a>&nbsp;and&nbsp;<a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a>.

Residents will have private access to extensive, state-of-the-art amenities, featuring two large pools including a generously scaled, family-friendly pool with safe shallow zones, and a 25-metre lap pool facing the western side, ensuring maximum sunlight all day.

<a href="https://www.apartments.com.au/new-apartments/palmera-residences-surfers-paradise-18-garfield-terrace-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Palmera Residences →</a>

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26 Vista has benefitted from the boom in Surfers Paradise over the last few years. Over 70 per cent of the 280 apartments have sold, with the remaining priced from $1.86 million.

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26 Vista, being developed by MRCB, is scheduled to complete in late 2030 and has attracted strong interest from locals and interstate buyers, Matt George, from project marketer Urban Activation, says.

“The diverse mix of buyers we’ve seen investing in this development stands as a testament to the superior product that is being offered. 26 Vista is truly the gold standard for coastal living, with its thoughtfully considered design and its commitment to providing residents with five-star luxury in sub-tropical surrounds.”

<a href="https://www.apartments.com.au/new-apartments/palmera-residences-surfers-paradise-18-garfield-terrace-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about 26 Vista →</a>

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Away from the beach and closer to the Budds Beach area of Surfers Paradise is Homecorp's new tower, Florence Residences.

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The Monte Carlo building has 116 apartments amid a suite of wellness spaces including&nbsp;a private residents’ only wellness club including a resort-style rooftop pool, hot and cold plunge pools, a spa retreat, contemporary gymnasium and a spacious yoga and Pilates studio.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/florence-residences-24-monte-carlo-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Florence Residences →</a>

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<h2 data-end="4364" data-section-id="1bj0450" data-start="4323">The Broader Pipeline</h2>

There's a lot more to come in Surfers Paradise in the coming years. The most interest is likely the two-tower beachfront project proposed by Winx billionaire John Camilleri. The two towers, which will comprise 275 apartments, are to be connected by a 45-storey skybridge.

On the more boutique end, Cavella, by SEYAH, will have <a href="https://www.apartments.com.au/news/qld/first-look-seyah-to-launch-cavella-in-emerging-sunrise-boulevard-surfers-paradise-pocket-following-density-rethink">just 18 residences</a> across a more modestly-sized 12-level building, also nearer the river than the beach.

For a broader view, see our breakdown of the top 10 new apartment projects launching on the Gold Coast in 2026, covering key opportunities suburb by suburb.

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<h2 data-end="5234" data-section-id="1kp72fk" data-start="5187">What Buyers Should Weigh Up Before Enquiring</h2>

Where a project sits in the development cycle matters just as much, if not more than, the price.

An off-the-plan apartment at registration stage may offer the lowest entry point, but it typically comes with a 24–36 month settlement timeline.

Later-stage projects trade some of that upside for greater certainty, so the right choice ultimately depends on your timeframe, risk appetite, and what you’re prioritising: price, selection, or delivery.

The 3,000 apartments to reshape Surfers Paradise skyline

An $8 million penthouse has sold at <a href="https://www.apartments.com.au/developers/pomeroy-pacific-quattro-corp">PQD</a>’s <a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a> development in Hawthorn, marking one of the highest apartment sales ever recorded in the suburb and across the wider City of Boroondara.&nbsp;

The three-bedroom penthouse, featuring two living areas, a study and expansive outdoor living across two levels, including a rooftop pool, spans 577 sqm, with nearly 300 sqm of internal living space and a further 281 sqm externally.

The penthouse was purchased by a Melbourne-based CEO, who is downsizing from a large family home nearby, and will move into the apartment with his two adult children.&nbsp;

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“Our family is entering a new phase, and apartment living offered an opportunity to embrace a different lifestyle while still having the space we’re used to,” the buyer said.&nbsp;

“Kooyongkoot immediately gave us confidence in the developer. Every detail feels deliberate, from the overall design down to the smallest touches. The level of quality and refinement is exceptional, but what really sold it was how liveable it felt. My wife and I loved features like the dog wash, oversized storage rooms and private garages because they showed genuine thought for everyday life. It felt like a place where everything had been considered, not just a luxury building.”&nbsp;

Designed by award-winning architecture studio <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>, Kooyongkoot comprises just 18 luxury residences within <a href="https://www.apartments.com.au/developments/hawthorn-vic-3122">Hawthorn</a>’s tightly held Scotch Hill precinct.&nbsp;

The development incorporates a curated suite of lifestyle amenities, including a private wellness centre featuring infrared and traditional saunas, massage and therapy rooms, a yoga and pilates studio, a gymnasium and cold therapy shower, alongside a residents’ retreat, a golf simulator and other convenience features.&nbsp;

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The buyer said the penthouse’s scale and design were key factors in the decision.&nbsp;

“The layout offers the same core living spaces you would expect in a large family home, which makes multi-generational living comfortable, but without the ongoing maintenance of a freestanding house.

“The wellness facilities and rooftop space were also compelling. They’re rare in a building of this size and add another dimension to the lifestyle the development offers,” he said.&nbsp;

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Mark Pomeroy, Director of PDQ, said the purchase reflects a broader shift in Melbourne’s prestige apartment market, where downsizers are increasingly seeking larger residences that allow adult children to remain at home longer while maintaining independence.&nbsp;

“We’re seeing more families choose apartment living without sacrificing space. For many downsizers, the reality is that adult children are staying at home longer, so buyers are looking for large apartments that allow everyone to live comfortably.”&nbsp;

Research conducted by the University of Melbourne in 2024 found that just over half of young men (54%) and 47% of young women aged 18 to 29 years old are still living under the same roof as their parents.&nbsp;

The penthouse sale places the transaction among the highest apartment sales ever recorded in the City of Boroondara, with only a handful of comparable penthouse deals including Victoria Hill in Camberwell (around $15 million) and Rondure House in Kew (around $6.5 million).&nbsp;

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Located on prestigious Kooyongkoot Road in Hawthorn, the development sits within walking distance of parklands, private schools, Auburn Village and Camberwell Junction, and offers direct tram access to Melbourne’s CBD. Kooyongkoot’s main building structure was completed in March 2026, with residents expected to move in from November 2026.&nbsp;

A limited selection of residences remains available, offering penthouse scale living without traditional penthouse pricing. Options range from oversized two-bedroom apartments to corner three-bedroom residences with private three-car garages and generous storage. Pricing starts from $1.9m, rising to the mid-to-high $4 million range. The final penthouse is available for private viewing upon request.&nbsp;

Kooyongkoot is being delivered by PQD (Pomeroy Quattro Developments), a Melbourne-based development partnership focused on creating boutique, design-led residential projects in premium locations across the city.&nbsp;

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Kooyongkoot records $8m penthouse sale as multi-gen leads the way

Excited buyers in <a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a>'s debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/villea-palm-beach-26-mawarra-street-palm-beach-qld-4221">Villea</a> at Palm Beach, are almost ready to walk through their brand new apartments.

The Mawarra Street project is entering its final construction phase, with interiors now taking shape ahead of completion in the coming months. The 69-residence development, located just 400 metres from the beachfront, introduces a mix of two and three-bedroom apartments to a part of the Gold Coast where demand has steadily shifted toward larger, owner-occupier-focused layouts.

Abadeen, alongside selling agents <a href="https://www.apartments.com.au/project-marketer/srq-projects">SRQ Projects</a>, has held back a selection of its most premium residences until the final release. The remaining three-bedroom apartments, each spanning more than 150 sqm of combined internal and outdoor space, are positioned toward the upper levels of the low-rise building.

Corner positioning is a defining feature in many of the three-bedroom residences, particularly those with north-east orientation. This brings natural light throughout the day and enables cross-ventilation across the main living spaces. Full-height glazing reinforces the connection between indoors and outdoors, with the living zone and adjoining balcony functioning as a continuous space.

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The kitchen is integrated into the central living area, anchored by stone benchtops, European appliances, and bespoke joinery. Engineered oak flooring runs throughout the main living spaces, creating a consistent material palette.

Bedrooms are arranged to separate the primary suite from the secondary rooms. The master typically includes a walk-in robe and ensuite with double vanity, while the additional bedrooms are positioned for privacy from the main living areas. Several layouts also incorporate a dedicated study zone, reflecting the increasing need for flexible work-from-home arrangements.

Outdoor space has been treated as an extension of the apartment rather than an afterthought. Balconies are proportioned to accommodate both dining and seating, allowing for everyday use rather than occasional entertaining. In upper-level residences, these spaces also capture broader coastal views, including sightlines toward Burleigh Headland and Snapper Rocks.

SRQ Projects Director Nick Clydsdale said the ability for buyers to soon walk through the apartments and experience their scale and aspect firsthand is expected to drive strong final demand.

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Abadeen’s approach to Villea reflects a deliberate focus on owner-occupiers, particularly downsizers and local buyers seeking larger homes near the beach. Founder Justin Brown said the project aligns with the group’s emphasis on “design-led living, premium quality, and the convenience we are bringing for residents to feel part of a perfect beachside community.”

"It is a particularly special project for us, being our first with spectacular ocean views, just metres from the water and with the addition of ground-floor retail."

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Inside the three-bedroom apartments at Villea Palm Beach

For more than 170 years, the Buckingham Arms Hotel stood as a cornerstone of Gilberton’s social life. First opened in 1849, the hotel quickly became a gathering place for locals, evolving alongside the suburb as Adelaide expanded north of the CBD.

Generations of families passed through its doors, with the Simpson family stewarding the venue for decades before the Matthews family introduced its famous smorgasbord in 1955, an offering that became a local institution.

When the hotel closed in 2022, it marked the end of a remarkable chapter in Gilberton’s history while setting the stage for a new era at the site.

Local builder-developer Citify secured the property and plans to fully restore the hospitality venue, returning it to its former grandeur. The project will also expand the broader precinct, incorporating a new apartment building designed to complement the heritage character of the longstanding pub.

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Citify Founder and Managing Director Joel Wilkinson says the opportunity to acquire such a unique site was a no-brainer.

“Gilberton is among the top five blue-chip suburbs in Adelaide,” Wilkinson says. “It’s incredibly desirable, and very few opportunities exist to develop in such a small, prestige suburb.”

Only 22 houses in the suburb sold last year, and 2021 Census data shows just over 130 apartments in the area, making it difficult to enter the tightly held property market. “It’s incredibly competitive to get into Gilberton,” Wilkinson adds.

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The Buckingham will almost double the number of apartments in the suburb. It will comprise 173 new one, two, and three-bedroom apartments, which are already proving popular with a mix of young professionals, local rightsizers, and downsizers. The development will also include 13 expansive two-storey homes with private courtyard gardens.

Future residents at The Buckingham will have private access to a significant amount of amenity, including a swimming pool, accompanied by a full pool deck with day beds and alfresco spaces, as well as a gym and sauna.

Construction has commenced, with completion expected in 2028.

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Colleen Peterson

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