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In keeping with the recent commentary on Apartments.com.au regarding the state of Melbourne Central, a new exhibition of video art - Australia's largest outside of an institution - has just been unveiled at the centre. It forms part of the Lower Ground level transformation as was designed by local architecture firm <a href="http://www.kennedynolan.com.au/">Kennedy Nolan</a>.

The refurbished space will be host to Melbourne Art Loop: a brand new, immersive video art experience which has been curated by Andy Dinan of MARS Gallery, and features a zealously curated exhibition of colourful and interactive video art featuring more than 30 artists.

These appear simultaneously on fifteen state-of-the-art LCD screens and five large steel overhead projector portals located throughout the Lower Ground level. The $5 million refurbishment's intention is to create a seamless extension of Melbourne's laneways, art and culture.

<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/image43_3.jpg" rel="gallery-all" title="One of the ceiling additions. Image courtesy Kennedy Nolan"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image43_3.jpg?itok=6TtBawa5" title="One of the ceiling additions. Image courtesy Kennedy Nolan" width="580"></a>

<figcaption>One of the ceiling additions. Image courtesy Kennedy Nolan</figcaption></figure>Kennedy Nolan’s work builds on the transformative contribution of architects ARM, who first opened Melbourne Central up to the surrounding CBD through their design of the centre’s 2002 redevelopment, and adds to its strong design and architectural heritage. The refurbishment is very much in keeping with the aesthetic and language which ARM first introduced to the centre, a palette of colour and vibrancy which had been previously lacking.

Kennedy Nolan's design for the space literally brings the streets of Melbourne into the centre via the introduction of familiar street elements which can be found throughout the city, while also drawing inspiration from the original centre designer's interest in pure geometrical forms.

<blockquote>
We approached the redesign of Melbourne Central’s Lower Ground by always keeping in mind the urban scale of this precinct. Familiar materials from Melbourne streets have been reinterpreted – concrete tram safety stops become bases for tables, bluestone footpaths become randomised floor tiling complete with zebra crossings and fluoro orange traffic mirrors become a ceiling.

Neon signage and custom designed light fittings are used to create colour and rhythm, while the large steel portals have been introduced as landmarks, framing connections to upper levels. New furniture and balustrades are inspired by the original designer of the building, Japanese architect Kisho Kurokawa, and his love of pure geometry such as cones and circles.
<cite>Michael Macleod, Project Architect, Kennedy Nolan.</cite>
</blockquote>

Artists featured in the first Art Loop exhibition include Kieran Boland, Erin Coates, Simon Finn and Diego Ramirez, amongst many others, with one participating Art Loop artist selected to win a trip to LOOP Barcelona 2017 – the biggest international festival for video art.

<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/kn_mc_03.jpg" rel="gallery-all" title="The visual style draws on the earlier work of ARM. Image courtesy Kennedy Nolan"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/kn_mc_03.jpg?itok=ZiQJfCf5" title="The visual style draws on the earlier work of ARM. Image courtesy Kennedy Nolan" width="580"></a>

<figcaption>The visual style draws on the earlier work of ARM. Image courtesy Kennedy Nolan</figcaption></figure><h2>Comment</h2>

It's interesting to see the continued evolution of Melbourne Central.

While I have<a href="/news/addressing-elizabeth-street-melbourne-central-part-one"> previously touched on</a> a desire to see the Elizabeth Street corner improved there are other elements which I believe could be further addressed, and it will be interesting to see what future program of works are in store for the centre.

In addition to the Elizabeth Street corner I'd like to see improvements to the streetscapes along LaTrobe, Little Lonsdale and Lonsdale Streets as well as a refurbishment of the 'bubble bridge' to better reflect the original design intent. Better use of the vast rooftop space should also be considered whether for further development of the introduction of green spaces, or perhaps another outdoor cinema.

All possible ideas for future articles. What do you think? What do you think needs improvement or what would you like Melbourne Central to become?

<h2>Details</h2>

<dl>
<dt>What:</dt>
	<dd>Melbourne Central Art Loop</dd>
	<dt>When:</dt>
	<dd>Inaugural Show March to July 2016</dd>
	<dt>Where:</dt>
	<dd>Melbourne Central, Lower Ground</dd>
</dl>
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Laurence Dragomir

Kennedy Nolan create a new Melbourne Central video-art space

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<a href="http://www.bellergroup.com.au/">Beller Commercial</a> has just completed their first quarter shopping strip research for 2016 - a matrix of 28 key shopping strips that depict the number of shops, number of vacancies, average asking rent per square metre and yield. Beller Commercial Agents take to the streets quarterly and physically count the ‘for lease’ signs, vacant stores, check the web listings and do the arithmetic themselves. Apartments.com.au recently caught up with Beller Commercial director Fred Nucara, to discuss the research and the impact of residential development on these strips. Last year's corresponding article <a href="/news/bellers-2015-commercial-retail-research-results-are-in">is also available</a>.

According to Nucara, some of the traditional strips such as Bridge Road that have previously had a high degree of vacancy at around 40% at one point have begun to drop down significantly to around 20-25%. On the other hand Swan Street to the south is performing 'solidly,' underpinned by the former Dimmeys store redevelopment and incorporated Coles supermarket and apartments, in addition to the injection of new residents along the strip. Swan Street between Church and Punt Road is "a hive of activity" with a completely different vibrancy to the corresponding area along Bridge Road says Nucara. The vacancy along Swan Street is currently sitting at 5% following an uptake of 3 tenancies. 

The strips which have seen the biggest change in vacancy, in terms of tenancy uptake between April 2015 and December 2015 include High Street Prahran and Armadale which have had 17 vacancies taken up in a very short period. Nucara believes this is a result of the affordability factor where a lot owners of properties which were vacant in April 2015 have come to the realisation that it's better having a tenant in on a lower rent than no tenant at all. $55,000 - $75,000 per annum, says Nucara is generally considered affordable to most businesses and even start-ups. Beller have also observed this trend in places like Glenferrie Road Malvern, for example which has seen 12 shops leased in six months or around two a month, a solid success rate says Nucara and largely a result of affordability and the rejuvenation of Malvern Central Shopping Centre.

In terms of uptake there has been a real shift towards health and wellbeing in addition to the more traditional food and hospitality tenancies. According to Nucara this has been occurring within precincts that are within 5km of the Melbourne CBD and are seeing 4-5 level apartment developments go up along their main strips as residents are demanding more than just a wine bar or cafe at street level. This health and wellbeing sector is comprised of anything from physiotherapy to beauty salons to gym and yoga studios which the current apartment market projects are seeing more and more. 

<blockquote>
The health and wellbeing category is significant and we are receiving regular enquiry from massage therapists, nail technicians, hairdressers and general fitness operators. It is clearly no longer a case of lets build an apartment building and put a café on the street level, new neighbourhoods require services too.
<cite>Fred Nucara</cite>
</blockquote>

On the impact of residential developments such as Smith and Co. in Smith Street on the strip, Nucara says that the opening of the Coles along with new apartments has created further activity within the precinct. Vacancy along Smith Street has always been fairly consistent with around 10-12 properties vacant over a 2 year period having seen 15 vacancies in December 2013, and currently sitting at around 12  along what is considered to be a long strip of 253 shops. Nucara predicts that as the Coles development cements itself within the area and further residential developments are completed in neighbouring streets,that these vacancies will being to be taken up relatively quickly. The sight of cranes and construction activity provides businesses with the confidence to establish themselves in the area with the knowledge that the residential population will grow. 

The big surprise from Beller Commercials point of view says Nucara has been Toorak Road, South Yarra, which is "where Smith Street should be" in the coming years. The issue that Toorak Road traditionally had was that there were a number of major sites that never got off the ground but now are - the cranes are there and construction is underway. What this means for vacancies is that businesses revisit the strip with the knowledge and confidence that a significant number of residents will be moving into the area providing the street with continuity and good flow from a retail perspective as the shops are leased. A result of this is as the vacancy rates drop, rents begin to go up as competition for tenancies heats up. The strip saw 7 properties leased in 6 months, a big shift in a small time frame and traditionally Toorak Road has seen 10-12 vacancies with only 5 currently, all driven by the influx of apartment stock. 

An emerging trend is that shopping strips further out of the traditional 5km CBD radius are performing very well. These satellite villages are servicing well-established, affluent pockets demographic pockets. Also adding to the popularity of these strips are new medium, 4 – 5-storey apartment developments which are more prevalent in suburbs such as Glenferrie Road, Malvern, Whitehorse Road, Balwyn and Burwood Road, Hawthorn. Whitehorse Road currently only has one vacancy, making it the second best performing retail strip within Beller Commercials research area. As further development occurs in these areas and vacancies are taken up, rents will also be driven upwards. 

One strip that has struggled has been Fitzroy Street St Kilda with a 24% vacancy rate and which has struggled to shake off what might be considered a 'shady identity.' Nucara believes Fitzroy Street should have more appeal because it close to the beach and has a similar feel to Smith Street, Collingwood a few years ago.

<blockquote>
I like to think the future prospects are good (new apartment buildings arriving and the infamous Gatwick Hotel currently for sale). Given the length of the strip, it needs to be better facilitated by car parking. Also there are nearby competing areas, where the street vibe is more pleasant such as Albert Park, Middle Park and Acland Street.
<cite>Fred Nucara</cite>
</blockquote>

<h2>Beller Commercial’s top ten performing retail strips</h2>

<ol>
<li>Acland Street, St Kilda</li>
	<li>Whitehorse Road, Balwyn</li>
	<li>Toorak Road, South Yarra</li>
	<li>Centre Road, Bentleigh</li>
	<li>Glenferrie Road, Malvern</li>
	<li>Burwood Road, Hawthorn</li>
	<li>Carlisle Street, Balaclava</li>
	<li>Chapel Street, Windsor</li>
	<li>Toorak Village, Toorak</li>
	<li>Smith Street, Collingwood</li>
</ol>
Performance and ranking is based on a ‘consistency’ of low vacancy rates, rentals at maximum levels and diversity of retailers/services over multiple research walks.
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Discussing the Beller Commercial 2016 Shopping Strip Research with Fred Nucara

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Following on from <a href="/expert-insights/buying/no-pants-and-no-park-where-to-now-for-447-collins-street">Mark's article</a> on Planning Minister Wynne's rejection of CBUS Property's proposal for 477 Collins Street, I have decided to look at the case for the contentious Woods Bagot + SHoP designed scheme and add my two cents to the debate.

Firstly it's worth noting that the scheme as presented - albeit with some adjustments to setbacks - was ready to be submitted for assessment the week just after Planning Minister Wynne introduced interim planning controls for the Central City under the guise of Amendment C262. The previous proposal for a 297 metre single tower had already been knocked back by former Minister for Planning Matthew Guy under the former planning regime, sending CBUS and their design team back to the drawing board.

This despite the City of Melbourne providing support for the project on the grounds that it would introduce significant public space into the heart of the CBD, an extremely rare opportunity. Council acknowledged that they were unable to compete with developers in a bid to acquire land for much-needed CBD public space. It would cost council in the vicinity of $20 million just to purchase the site.

<blockquote>
The importance of the Yarra River as a key natural feature of Melbourne is acknowledged in State planning policy, the Melbourne Planning Scheme and the Planning Schemes of other relevant municipalities. The only basis upon which an exemption to the prohibition could possibly be contemplated is if there was a demonstrated public benefit which would outweigh such an impact on a natural asset of state significance.
<cite>City of Melbourne</cite>
</blockquote>

Following the Minister's refusal on the grounds of overshadowing Southbank, and in particular Queensbridge Square, the design team worked on developing the alternate scheme that had been presented as Option B, in parallel to the 297m Option A and addressed the concerns.

<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/447_collins_alternate_options.jpg" rel="gallery-all" title="Alternative Spire (left) and Bridge concept designs (right). Image courtesy SHoP / Woods Bagot"><img alt="" class="image-article-full-width-580px" height="269" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/447_collins_alternate_options.jpg?itok=aYGTCgoh" title="Alternative Spire (left) and Bridge concept designs (right). Image courtesy SHoP / Woods Bagot" width="580"></a>

<figcaption>Alternative Spire (left) and Bridge concept designs (right). Image courtesy SHoP / Woods Bagot</figcaption></figure>This took on the form of dual mixed use towers of 47-storeys and 165m linked by a skybridge not too dissimilar to the Option B design pictured above. The main point of difference being the relocation of the skybridge to the top of the two towers. Additionally the revised scheme provided 259 hotel suites and 315 apartments in addition to 68,364sqm of office space, 500sqm of retail space, and basement parking for 487 vehicles and 501 bicycles.

At ground level, a 2,000 sqm public space featuring a tree grove, promenade and an amphitheatre would greet pedestrians. It also no longer overshadowed Southbank between the key times of 11.00 am and 2.00 pm 22nd June.

The main point of contention this time around is Point 7 within Schedule 1 of the Capital City Zone, which following the introduction of the interim planning controls states:

<blockquote>
The construction of buildings and works which would cast any additional shadow across the north bank of the Yarra, 15 metres north from its edge… between 11.00 am and 2.00 pm from 22 March to 22 September is prohibited.
</blockquote>

Planning Minister Richard Wynne has previously stated that his powers on planning matters are discretionary and that developers could request exemptions to the interim rules if they could demonstrate their project would benefit the community. The development team had requested dispensation in order to facilitate the uniquely shaped development, with the hope of the project being the first proposal to receive a Ministerial waiver since the September implementation of the revised planning controls.

For mine 447 Collins Street stands out as a site to which these discretionary powers should be applied. The site occupies an entire city block in the heart of the Melbourne CBD, arguably characteristics of a "site of state significance" and one which should be exempt from the controls.

The proposal also would have complied with the previous planning controls and when coupled with the fact the scheme was ready to be lodged within days of the interim planning controls being introduced and considering there was no consultation or deadline enforced prior to the introduction it seems like a relatively unfair way to force a redesign.

An amnesty period of two weeks from the announcement should have been in place to allow developers and their design teams to complete and submit their applications.

In my opinion the benefit to the city of a new quality green space activated by retail and surrounding buildings far outweighs the negative impact of shadow to a stretch of Northbank which is generally undesirable and underutilised, largely as a result of the rail viaducts and bridges which cross the Yarra.

In addition to this I consider the architecture and form of the scheme to be of a high design standard particularly when considering the two offices which collaborated to produce the design. It's also worth remembering that CBUS Property undertook an invited design competition before appointing the architects, a clear appreciation of the importance of the site.

The $1 billion cost associated with the project also suggests this would have been anything but a standard run of the mill development.

The City of Melbourne's Future (Planning Committee) have also previously supported the revised scheme citing design merit and public space as the key factors towards approval:

<blockquote>
The key issues in relation to this amendment are built form, provision of publicly accessible space and overshadowing. The amendment enables the development of the site with a unique building that is generally acceptable in terms of its architecture, height, setbacks, tower separation, internal amenity and façade activation.

A significant amount of publicly accessible space is to be provided within the site which has good access to sunlight, will achieve comfortable wind conditions, incorporate (where applicable) landscaping with deep soil planting and provide true public street connections.

The proposal did comply with the sunlight to public spaces requirements prior to Amendment C262. The amendment is now prohibited because it casts additional shadow across the north bank of the Yarra (15 metres north from the Yarra River’s edge). The application documentation shadow analysis shows that the extent (length) of shadow is significantly reduced when compared with the previous amendment.
<cite>City of Melbourne Future Committee</cite>
</blockquote>

One of the biggest arguments I hear against the 447 Collins Street proposal is that it would set a precedent for other such proposals. For starters there aren't any other entire city blocks available for redevelopment along that stretch of Collins Street that could accommodate a large commercial and residential development and still provide a city park. If a developer is somehow able to consolidate a number of sites to do so and if a proposal demonstrates strong architectural merit then I don't consider that too big of an issue.

Lord Mayor Robert Doyle has also previously commented on this noting that "each (application) will have to be considered on its merits and, in fact, once you get one or two like this, it gets much harder in the future to argue that you should get an exemption." The key point here being that while planning controls are in place for a reason each application must be judged on its merits.

What implications the Minister's refusal of the scheme have for the site remain to be seen, but I hazard a guess the public open space may now possibly take on the form of a north-south laneway as a reduction in height will possibly mean greater building footprints. Perhaps a topic for another article…
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The case for 447 Collins Street

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It's been a long time coming (15 months in fact!) but finally here's part two of <a href="/news/addressing-elizabeth-street-melbourne-central-part-one">my earlier piece</a> on addressing Melbourne Central's corner to Elizabeth Street.

The introduction of more stringent controls via Amendment C270 - the successor to Amendment C262's interim planning controls - has impacted on my earlier concept. With the new controls in place the maximum height possible falls into line with the rest of the retail core outlined in DD02.

For the corner of Elizabeth Street and La Trobe Street that means a maximum height of 40 metres or the height of the podium as initially proposed in part one.

<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/mc_diagram_crop.png" rel="gallery-all" title="Existing condition vs potential 40 metre podium diagram"><img alt="" class="image-article-full-width-580px" height="267" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mc_diagram_crop.png?itok=J1Qztkg8" title="Existing condition vs Potential 40 metre podium diagram" width="580"></a>

<figcaption>Existing condition vs Potential 40 metre podium diagram</figcaption></figure>Despite there no longer being the ability to develop another tower of height on the site, there would still be opportunity to redevelop the corner and maximise its potential through a new podium building which would allow access to the Melbourne Central tower and through again to the Station.

A new north facing internal courtyard to La Trobe Street with trees and softscaping would provide a sunny but sheltered area for workers and visitors to sit during lunch, with new commercial office space above generating additional rental income for owners GPT and further adding value to the centre.

The internal courtyard is a slight nod to the old Melbourne Central entry at the Swanston Street end, but would also tie into the existing arcades and new bisecting arcades at street level. These arcades are visible in the axonometric below which also illustrates how few of the vast array of high-rise developments provide a podium or rooftop area, due largely to the constraints of their respective sites and poor setback from other developments.

<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/mc-aerial.png" rel="gallery-all" title="Aerial of a redeveloped Elizabeth/La Trobe corner building for Melbourne Central"><img alt="" class="image-article-full-width-580px" height="258" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mc-aerial.png?itok=kaxLZwun" title="Aerial of a redeveloped Elizabeth/La Trobe corner building for Melbourne Central" width="580"></a>

<figcaption>Aerial of a redeveloped Elizabeth/La Trobe corner building for Melbourne Central</figcaption></figure>To reduce impact on station operations and to ensure an efficient and speedy construction process, the use of Cross Laminated Timber (CLT) and Laminated Veneer Lumber (LVL) would be employed. Timber construction is lightweight compared to concrete and can be erected fairly quickly relative to the form and pour process.

The timber structure would provide a contrast to the otherwise robust and impermeable exterior of the existing shopping centre, but would also act as a bookend to the timber used on the facade of the Swanston Street/La Trobe intersection frontage.

Planter boxes could be integrated into the timber structure, and a green roof for workers is in the spirit of the CIty of Melbourne's Urban Forest Strategy. 

<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/mc-03_final.png" rel="gallery-all" title="Looking towards the intersection of La Trobe and Elizabeth Streets"><img alt="" class="image-article-full-width-580px" height="301" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mc-03_final.png?itok=M9GPXAgX" title="Looking towards the intersection of La Trobe and Elizabeth Streets" width="580"></a>

<figcaption>Looking towards the intersection of La Trobe and Elizabeth Streets</figcaption></figure>Whether or not this is the best outcome for the site is debatable, but the intent of building up the street wall and providing a stronger built form to anchor the corner is not without merit as is the potential to reorganise the circulation to and from the station and the office building.

Another site that could potentially accommodate increased commercial development and streetscape improvements is Collins Place which will be the subject of a future article.
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Addressing Elizabeth Street: Melbourne Central (part two)

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The second Nightingale model project, known as Nightingale 2.0 was submitted for planning earlier this year. Located at 72A Station Street, Fairfield, it has been designed by Six Degrees Architects with James Legge as the lead architect and developer. Following in the footsteps of its predecessors The Commons and Nightingale, the project is an alternative development model which seeks to deliver quality living spaces which enrich the lives of the occupants but also contribute to the streetcape and greater community.

The 5-storey proposal, replaces an existing permit for a nondescript office building of five levels with the permit due to expire in June 2017. Overall the building comprises 20 apartments above three retail tenancies on the ground floor with frontages along Railway Parade and Station Street. The apartments are a mix of four one-bedroom, 12 two-bedroom and four three-bedroom apartments. The tenancies are designed to help with street activation and improve the amenity of the station precinct and engage with the community by inviting them to have a coffee or do their grocery shopping there, depending on the final retail mix.

<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/nightingale_ground_level_tenancy.jpg" rel="gallery-all" title="Nightingale ground level plan."><img alt="" class="image-article-full-width-580px" height="247" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/nightingale_ground_level_tenancy.jpg?itok=OUPrwWAj" title="Nightingale ground level plan." width="580"></a>

<figcaption>Nightingale ground level plan.</figcaption></figure>The apartments above are all designed with liveability and environmental sustainability as key design drivers. The apartments feature high ceilings, northerly aspect, cross ventilation and natural light to all habitable rooms. In addition to the provision of a private balcony to each apartment, the roof top is dedicated to communal use, containing laundry, clothes lines, vegetable gardens and a large outdoor dining and social environment. While the sense of community can never really be forced onto someone the project seeks to facilitate and foster this and certainly the target market for this type of project would be receptive to the concept.

Externally the building has been designed to be visibly active and inhabited while significantly adding to the amenity of the Railway Place and the station precinct. The building’s elevations will be largely comprised of textured concrete panels, with external walkways on the street side helping to break up the visual bulk of the building and providing access to apartments. This also animates the facade and allows for a degree of passive surveillance to the street below while encouraging resident interaction.

<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/nightingale_render.jpg" rel="gallery-all" title="Nightingale 2.0 Station Street perspective. Image courtesy Six Degrees"><img alt="" class="image-article-full-width-580px" height="349" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/nightingale_render.jpg?itok=gZ9aMC3P" title="Nightingale 2.0 Station Street perspective. Image courtesy Six Degrees" width="580"></a>

<figcaption>Nightingale 2.0 Station Street perspective. Image courtesy Six Degrees</figcaption></figure>As a general recap for those who may be unaware, the aim of the Nightingale model is to provide quality value for money urban housing by simplifying both the development process and the building itself. Where a lot of projects adopt the more traditional development model of apartments designed to investor specifications for maximum yield.

<blockquote>
Regular people who want their money to create quality, liveable buildings fund the Nightingale Model. It isn't about profit maximisation. Instead, the model seeks reasonable returns whilst maximising social and environmental outcomes through exceptional design.
By way of material reduction, we seek to implement an ideology of simplicity. We envision an architecture governed by humanity and functionality - buildings that satisfy fundamental needs complemented by the beauty of architectural delight.
<cite>Breathe Architecture</cite>
</blockquote>

<figure><a 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/developers-vs-architects.jpg" title="Developer vs Architect" class="colorbox colorbox-insert-image" rel="gallery-all"><img src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/developers-vs-architects.jpg?itok=bnxURXwZ" width="580" height="191" alt="" title="Developer vs Architect" class="image-article-full-width-580px"></a>
<figcaption>Developer vs Architect</figcaption></figure>The Nightingale Model database currently comprises over 800 interested purchasers. During the design process for Nightingale 2.0 the database was surveyed and 180 responses were received from purchasers interested in living at 72a Station Street. The results of the survey directly informed the building design, apartment size and mix. 17% of respondents confirmed a desire to purchase larger 3 bedroom apartments. As a result, along with 1 and 2 bedroom apartments, 4x 102sqM 3 Bedroom apartments have been included in the proposal.

<h2>ESD features</h2>

One of the primary goals of Nightingale 2.0 is to achieve excellent Ecologically Sustainable Design (ESD) performance. Key measures incorporated to achieve this objective include;

<ul>
<li>Highly energy efficient 7.5 star minimum design, supported by double glazed timber windows and high levels of insulation throughout</li>
	<li>No air-conditioning required to maintain comfortable temperature ranges.</li>
	<li>Shared rooftop laundry, veggie garden, bee hives, clothes lines and fireplace.</li>
	<li>Low impact materials including recycled timber floors and low or zero Volatile Organic Compounds (VOCs) in materials and finishes.</li>
	<li>Zero fossil fuels and 100% renewable energy during operation, supported by 15 kW rooftop solar system, high efficiency centralised systems and a bulk purchase of Green Power</li>
	<li>Rainwater reuse for toilet flushing and irrigation, and wicking bed planters for rooftop vegetable garden.</li>
	<li>Integrated sustainable transport, including zero car parking, car share vehicle space (subject to Council approval), 46 secure bicycle parks</li>
</ul>
The development team expects sales on Nightingale 2.0 to commence within three months of successful receipt of a planning permit. The project will then be completed within 12-15 months of construction commencing.
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A closer look at Nightingale 2.0

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As was previously mentioned in an <a href="/news/grimshaws-ngv-pavilion-2016-entry">earlier article</a>, as part of Grimshaw's entry into the National Gallery of Victoria (NGV) Pavilion competition, the office undertook an internal design competition. Today's piece looks at a scheme I developed with my good friend and colleague, Isaac Mortimer. The design is based around the principle of a 450mm x 450mm module repeated to form an enclosure that defines a series of smaller and larger formal and informal spaces of various use.

At its most basic, the module is the ideal dimension for a seat or when repeated laterally benches or planter boxes. The design as illustrated in the renderings is not considered 'the design' but rather a system that can be adopted and formed into a structure that responds to the desires and requirements of the NGV.

<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/ngv_pavillion_module_typical-01.png" rel="gallery-all" title="Modular elements of the pavilion."><img alt="" class="image-article-full-width-580px" height="173" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/ngv_pavillion_module_typical-01.png?itok=ACSsRK8P" title="Modular elements of the pavilion." width="580"></a>

<figcaption>Modular elements of the pavilion.</figcaption></figure>The orthogonal geometry pays homage to the NGV's form but is eroded to create a threshold space between the NGV and the Grollo Equiest gardens. It has been located to incite discovery and create curiosity and is deliberately skeletal in nature - a temporary scaffolding - which is expressed via its composition and connections outward.

The grid structure encourages interaction and invites investigation. Visitors can peek through the openings along the exterior perimeter of the pavilion as well as climb it, hang objects and items off it or possibly even create art installations by threading string or rope through the frame.

<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/aerial_2.jpg" rel="gallery-all" title="Aerial of pavilion relative to NGV and Gardens."><img alt="" class="image-article-full-width-580px" height="374" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/aerial_2.jpg?itok=LrEYBjd0" title="Aerial of pavilion relative to NGV and Gardens." width="580"></a>

<figcaption>Aerial of pavilion relative to NGV and Gardens.</figcaption></figure>Additionally, the scaffold-like nature of the structure pays tribute to the Grollo family's legacy of building Melbourne, due to their involvement in the construction of a vast number of significant Melbourne buildings. The pavilion represents a series of parts coming together to form something greater. It can be understood a number of ways.

The internal spaces are also defined by erosion of the grid structure allowing for the curation of spaces for circulation between the NGV and gardens and also spaces for dwelling, hosting small informal gatherings but also larger lectures and performances too.

The flexibility of the pavilion for hosting different programs of art is the representation and consolidation of the Arts Precinct functions into one space. A teaser of the Arts Precinct that provides just a small enough glimpse to tempt a visitor into exploring the wider precinct.

<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/interior_render.jpg" rel="gallery-all" title="Interior perspective."><img alt="" class="image-article-full-width-580px" height="227" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/interior_render.jpg?itok=5i_O1tN3" title="Interior perspective." width="580"></a>

<figcaption>Interior perspective.</figcaption></figure>Beyond the pavilion's lifecycle within the NGV grounds, it is proposed that it would be disassembled down to its humblest form: the 450 x 450 module which would be dispersed or consolidated into street furniture or artwork elements strewn throughout the city. A form of memorabilia that is seen and understood as once being part of something larger, but is now ingrained further into the city streets.
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NGV Pavilion 2016: Laurence Dragomir and Isaac Mortimer

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Another week and another <a href="/news/urbancomaus-3d-model-is-evolving">CBD model</a> update for those of you interested in its progress. The model is at a point now where most of the buildings within the Hoddle Grid, Southbank and Docklands have been modeled.

Attention will now turn to modeling any outstanding existing buildings and proposals in addition to updating other developments such as Melbourne Quarter now that further concrete details are emerging. Recent additions to the model include <a href="/new-apartments/63-exhibition-street-melbourne">63 Exhibition Street</a>, <a href="/buildings/premier-tower-134-160-spencer-street-melbourne">Premier Tower</a>, and <a href="/buildings/collins-arch-447-collins-street-melbourne">447 Collins Street</a>.

Buildings still to be added include the three tower development at <a href="/buildings/flinders-bank-7-23-spencer-street-melbourne">7-23 Spencer Street</a>, <a href="/new-apartments/640-bourke-street-melbourne-640-bourke-street-melbourne-vic-3000">640 Bourke Street</a> (pending approval of OLS scheme), Tower 5 at Collins Square, <a href="/new-apartments/32-44-flinders-street-melbourne">32-44 Flinders Street</a> and <a href="/buildings/582-606-collins-street-melbourne">582-606 Collins Street</a>, to name a few.

For those unfamiliar with the colour coding:

<ul>
<li>Red: Proposed / at Planning</li>
	<li>Blue: Approved</li>
	<li>Green: Under Construction</li>
</ul>
<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/melbourne_model.png" rel="gallery-all" title="CBD and Southbank with Docklands beyond."><img alt="" class="image-article-full-width-580px" height="276" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/melbourne_model.png?itok=l4pOrkLo" title="CBD and Southbank with Docklands beyond." width="580"></a>

<figcaption>CBD and Southbank with Docklands beyond.</figcaption></figure>Beyond simply the built form, the next stage will focus on the topography and road network, some of which already exists. Eventually the model will naturally have to expand to incorporate the Fishermans Bend Urban Renewal area, the Arden precinct and beyond to other activity centres such as South Yarra and Footscray.

At present to limit the size of the file, the model is divided into Hoddle Grid/Central City, Southbank and Docklands. I am often asked the question of why do I do this and what purpose does the model serve?

More than anything I'm interested to see what proposals look like, in context and adjacent to one another and I believe there's value in making this information available to the general public for people to form their own opinions on where Melbourne is going and how it develops into the future to cater for the projected surge in population.

<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/melbourne_model_05.png" rel="gallery-all" title="Aerial view of Melbourne."><img alt="" class="image-article-full-width-580px" height="291" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/melbourne_model_05.png?itok=Ni7mYZ7w" title="Aerial view of Melbourne." width="580"></a>

<figcaption>Aerial view of Melbourne.</figcaption></figure>Additionally, the model provides the opportunity for testing ideas and concepts which then become the subjects of articles on Apartments.com.au. As it continues to develop the overall vision that I have for the model is to have it as an integral component of the Apartments.com.au experience.

Being able to log onto Apartments.com.au and orbit or pan around the model. Turn on layers for buildings at varying stages of their cycles or provide the ability to jump five years ahead for example.

A further possibility which Apartments.com.au is keen to investigate in future is then 3D printing the whole city and putting it on display somewhere, or allowing users to download areas and print them off for themselves.

<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/melbourne_model_04.png" rel="gallery-all" title="Still some way to go yet."><img alt="" class="image-article-full-width-580px" height="290" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/melbourne_model_04.png?itok=Rq-liIbb" title="Still some way to go yet." width="580"></a>

<figcaption>Still some way to go yet.</figcaption></figure>
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Melbourne CBD Model update: March 2016

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Following on from last week's piece on <a href="/news/grimshaws-ngv-pavilion-2016-entry">Grimshaw's NGV pavilion design</a>, there has been some interest in highlighting other schemes. I was due to present <a href="/news/ngv-pavilion-2016-laurence-dragomir-and-isaac-mortimer">my scheme</a> this week, but will leave that for next week. In its place is a scheme dubbed "Unfamiliar Terrain", prepared by a fellow RMIT School of Architecture alumni, John Kachami.

<blockquote>
Unfamiliar Terrain seeks to explore the interplay between rational construction and artistic ambition. A single 1.2m x 1.2m module has been crafted so that, when multiplied, mirrored and rotated, it may evoke emotion and encourage interaction. The pavilion challenges conventional construction and puts forward an alternative dialogue which expresses the elasticity of space and its transformation into an expression via the building fabric.
<cite>John Kachami design statement</cite>
</blockquote>

<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/drawing_suite.jpg" rel="gallery-all" title="Suite of drawings. Courtesy John Kachami"><img alt="" class="image-article-full-width-580px" height="390" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/drawing_suite.jpg?itok=L4s2aNoR" title="Suite of drawings. Courtesy John Kachami" width="580"></a>

<figcaption>Suite of drawings. Courtesy John Kachami</figcaption></figure>Kachami's design for the competition seeks to introduce an intervention which challenges visitors to step into an 'unfamiliar terrain'. It has been designed to "question convention and be questioned", to spark a thought, an action or a reaction which would otherwise not have taken place. In turn its audience affects change in the pavilion by their use of the space, strengthening a dialogue between the two.

The pavilion has been designed as a porous structure which encourages interactions with its garden surrounds in all directions. In doing so it provides a variety of different spaces and heights to promote conversation, seating, interaction and freedom to discuss unfamiliar ideas in an unusual environment.

The performance criteria of a building is also met with the provision of weather protection from both sun and rain so common in Melbourne.

<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/renders_0.jpg" rel="gallery-all" title="Interior and exterior perspectives. Courtesy John Kachami"><img alt="" class="image-article-full-width-580px" height="145" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/renders_0.jpg?itok=v5eeAhh3" title="Interior and exterior perspectives. Courtesy John Kachami" width="580"></a>

<figcaption>Interior and exterior perspectives. Courtesy John Kachami</figcaption></figure>The pavilion would be constructed from CNC routed plywood from sustainable sources. The design attempts to showcase how proliferating technologies can facilitate a new paradigm.

Owing to its modular nature it is envisaged that once the pavilion's tenure in the NGV garden is over it can be disassembled into 128 pieces. These pieces may be sold by the NGV shop or given away in a ballot type system.

Each of the pieces may propagate the use and emotion of the pavilion throughout Melbourne and elsewhere. Encouraging thought and expression wherever they are discovered with the potential to become pieces of art in their own right.

<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/jk_renders.jpg" rel="gallery-all" title="Suite of renders. Courtesy John Kachami"><img alt="" class="image-article-full-width-580px" height="274" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/jk_renders.jpg?itok=9ZuLDvI_" title="Suite of renders. Courtesy John Kachami" width="580"></a>

<figcaption>Suite of renders. Courtesy John Kachami</figcaption></figure>The submission acting as a form of manufactured landscape allows for interaction from visitors as a means to dwell, discuss and observe both from within and from out via the apertures, providing a further dimension to the pavilion.

The colours drawing inspiration from the stained glass ceiling of the Great Hall, provide a contrasting visual interest against the backdrop of the NGV and the gardens.

Any other practices or individuals interested in seeing their submissions published on Apartments.com.au are free to contact us at <a href="mailto:editor@urban.melbourne">editor@urban.melbourne</a>.
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NGV Pavilion 2016 entry: John Kachami

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Following on from my visual essay on progress throughout Docklands I've again revisited Docklands part of the <a href="/news/urbancomaus-3d-model-is-evolving">Urban.com.au 3D model</a>, in light of all the activity and new proposals which have come through. One or two projects may require updating or are adsent, otherwise the model remains up to date across each precinct.

The model also now features the major proposals along Spencer Street such as Premier Tower and the West Side Place development on the former Age site at 250 Spencer Street, which together with the development at Docklands provide a new face to Melbourne's western CBD.

As touched on in the previous Docklands article, the majority of construction currently occurring within the precinct is concentrated at NewQuay, Victoria Habour and Batman's Hill. Yarra's Edge is also experiencing limited construction activity with the Wharf's Entrance development, consisting of Forge apartments and a series of low-rise townhouses.

<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/docklands_model_nq_wfc.png" rel="gallery-all" title="Over NewQuay and Harbour Town. "><img alt="" class="image-article-full-width-580px" height="227" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/docklands_model_nq_wfc.png?itok=rJ9OfmlX" title="Over NewQuay and Harbour Town. " width="580"></a>

<figcaption>Over NewQuay and Harbour Town.</figcaption></figure>In terms of progress westward toward Bolte Bridge, Yarra's Edge is the most advanced with Voyager, Mirvac's latest and tallest currently at planning, with seemingly only one more tower thereafter which will complete the precinct. NewQuay and Victoria Harbour on the other hand are both approximately halfway through their respective precincts.

It's also evident that Yarra's Edge boasts the tallest crop of apartment buildings due to its position south of the Yarra, however they are still a fraction of the height of Southbank's tallest towers. Victoria Harbour, it could be argued, has the greatest variety in building typology and height, ranging from low-rise campus to high-rise residential towers, in addition to multiple community facilities.

All sub-precincts either are in the process of building or proposing the tallest building within their scope of development, which are also a step up in height for the wider precinct.

<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/docklands_model_ye_vh.png" rel="gallery-all" title="Above Yarra's Edge and Victoria Harbour "><img alt="" class="image-article-full-width-580px" height="270" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/docklands_model_ye_vh.png?itok=_VeJxSiN" title="Above Yarra's Edge and Victoria Harbour " width="580"></a>

<figcaption>Above Yarra's Edge and Victoria Harbour</figcaption></figure>Of the buildings under construction, ten are purely residential, one a hotel, and three office buildings which are all located within Collins Square. With the exception of the three commercial buildings found within Melbourne Quarter, it is expected that most upcoming development within Docklands will be predominantly residential in nature.

This is largely in keeping with the Melbourne-wide trend, although Digital Harbour for example had never envisaged residential uses until recent years.

<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/cbd_docklands.png" rel="gallery-all" title="CBD and Docklands "><img alt="" class="image-article-full-width-580px" height="242" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/cbd_docklands.png?itok=t2UGMOQd" title="CBD and Docklands " width="580"></a>

<figcaption>CBD and Docklands</figcaption></figure>Another observation to be made is the gradual knitting of Docklands to the existing built form of the Hoddle Grid; a slow process being helped along with projects such as 664 Collins Street and Melbourne Quarter set to occupy airspace above road and rail environments, essentially bridging the divide between the two.

Lastly I leave you with a render from the Bolte Bridge, which I'll be revisiting as I transfer more of the existing CBD geometry over to the new model.

<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/bolte_bridge_shot.png" rel="gallery-all" title="View from Bolte Bridge."><img alt="" class="image-article-full-width-580px" height="277" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/bolte_bridge_shot.png?itok=uEdcQw_W" title="View from Bolte Bridge." width="580"></a>

<figcaption>View from Bolte Bridge.</figcaption></figure>
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CBD Model update: Docklands to the fore

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The National Gallery of Victoria (NGV) recently announced the shortlist of architects for its 2016 pavilion in the Grollo-Equiset Gardens within the grounds of the NGV.

Five practices will now proceed to stage two of the competition. They are:

<ul>
<li>M@Studio</li>
	<li>March Studio</li>
	<li>Nervegna Reed Architecture</li>
	<li>Other Architects/Otherothers</li>
	<li>Thomas Winwood Architecture</li>
</ul>
<a href="http://grimshaw-architects.com/">Grimshaw Archtects</a>' Melbourne office was one of 93 entrants who submitted a design for the competition following an internal design competition which resulted in 3 concepts being taken forward to develop into a single design response. Working together with structural engineers <a href="http://www.bollinger-grohmann.com/">Bollinger Grohmann</a>, Grimshaw's response blends architecture, engineering and sustainability into a dual arched structure unified via a series of threaded nylon ropes.

<blockquote>
Our proposed NGV Pavilion comprises two tensioned timber arches anchored and united via nylon static rope to define a series of flexible informal gathering spaces. The arches are of modular blocks and can be used beyond the life of the pavilion’s installation within the NGV gardens. These blocks are made of laminated wood covered with a hardwood veneer.

The modular design enables a variety of re-configurations – as single seating elements or combined to form other pieces of furniture. This reduces the amount of waste generated by the pavilion’s construction and generates further uses such seating distributed around the city.
<cite>Grimshaw design statement</cite>
</blockquote>

<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/plans.png" rel="gallery-all" title="Pavilion plans and elevations. Image courtesy of Grimshaw"><img alt="" class="image-article-full-width-580px" height="311" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/plans.png?itok=lmrGyhzm" title="Pavilion plans and elevations. Image courtesy of Grimshaw" width="580"></a>

<figcaption>Pavilion plans and elevations. Image courtesy of Grimshaw</figcaption></figure>Grimshaw's entry was designed to respond to the immediate context of the NGV Gardens, integrating with the existing hardscape and sculptures, and drawing on the larger built heritage of the Arts Precinct. The design specifically celebrated the Arts Centre; the spire is a landmark of civic pride, ambition, compromise, hope and, ultimately, material innovation.

The structure had been considered as a bridging element, draped lightly over the site to join and separate a series of spaces of various uses. It’s webbed materiality contrasted with the solid impenetrable stone exterior of the NGV. The rope was woven in varying densities to provide shade where required and define the spaces. These spaces can be used for smaller informal gatherings or much larger performances and talks.

An opportunity for a suspended work of art had been provided within the roped web on the northern side, referencing the larger performance area. Collaboration with an installation artist or sculptor would work with the architectural expression of this piece.

<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/ngv_grim_vignettes.jpg" rel="gallery-all" title="Pavilion vignettes. Image courtesy of Grimshaw"><img alt="" class="image-article-full-width-580px" height="103" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/ngv_grim_vignettes.jpg?itok=aiEH32w9" title="Pavilion vignettes. Image courtesy of Grimshaw" width="580"></a>

<figcaption>Pavilion vignettes. Image courtesy of Grimshaw</figcaption></figure>In terms of construction materials, Grimshaw nominated static nylon rope and 450mm x 450mm Laminated Veneer Lumber (LVL) blocks to form the primary structural elements. The LVL blocks have a dual purpose as seating elements both during and post installation, promoting sustainability via re-use of materials and components.

The method of installation was via modular construction of the arches – formed by a sequence of LVL blocks – which are assembled on the ground to achieve the desired geometry and then lifted and fixed into position through tensioned cables. The ropes are threaded through and tied together with a combination of knots and simple cable clips, facilitating disassembly and minimising waste.

Minimal connection points are required with the pavilion embedded into the ground at four points where the two primary arches are fixed to footings. This strategy reduces the pavilion’s footprint, touches the ground lightly and eases rectification works to the soft and hard landscaping within the gardens following decommission.

<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/structural_concept_materiality.png" rel="gallery-all" title="Structural concept and materiality. Image courtesy of Grimshaw"><img alt="" class="image-article-full-width-580px" height="482" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/structural_concept_materiality.png?itok=F3L09Uc-" title="Structural concept and materiality. Image courtesy of Grimshaw" width="580"></a>

<figcaption>Structural concept and materiality. Image courtesy of Grimshaw</figcaption></figure>Editor's note: the author is a part-time employee in Grimshaw's Melbourne office. Laurence will be showcasing <a href="/news/ngv-pavilion-2016-laurence-dragomir-and-isaac-mortimer">his own design for the NGV pavilion</a> next week.
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Grimshaw's NGV Pavilion 2016 entry

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Joel Robinson

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
</section>
</section>

[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Local Little Bay residents, along with buyers from premium postcodes across Sydney’s affluent Eastern Suburbs, have dominated purchases in developer-builder Urban Property Group’s first Eastern Suburbs apartment development, <a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a>.

The $250 million coastal project, one of the first new developments in the area in several years, has proven particularly popular with downsizers, especially those from Coogee and Bondi. One Double Bay downsizer paid $4.7 million for a four-bedroom penthouse, setting a new local apartment price record in the process.

Buyers have been attracted to the combination of coastal tranquillity, premium design and amenity-rich neighbourhood living. The walkable village setting, along with proximity to three of Sydney’s leading golf courses, New South Wales Golf Club, St Michael’s Golf Club and The Coast Golf Club, has also been a key drawcard.

[smartcode_project:default project_id=112343 project_image_fid=352689]

Built across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/hill-thalis-architecture-urban-projects-pty-ltd">Hill Thalis</a> and set along a lush, landscaped green spine, designed by leading landscape architect <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, ESTE Little Bay offers a collection of one, two, three and four-bedroom residences with interiors by Richards Stanisich.

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> Sales Director, Tom McIvor said the response to ESTE has been "nothing short of extraordinary."

“Buyers have been quick to recognise ESTE as a rare opportunity to invest in a coastal sanctuary that offers both seclusion and connectivity to the heart of Sydney,” McIvor said.

[smartcode_project:default project_id=112343 project_image_fid=352687]

<a href="https://www.apartments.com.au/project-marketer/srm-residential">SRM Residential</a> Senior Director, <a href="https://www.apartments.com.au/project-marketer/srm-residential">Clayton Ross</a> said the local market has responded incredibly well, driven by ESTE’s exceptional location and the rarity it offers.

“We’ve seen strong interest from a variety of buyer groups, all of whom are drawn to the exclusivity and quality of the build and construction by the 4.5-star iCIRT-rated builder / developer, Urban Property Group. There’s truly nothing else like it along Sydney’s coastline.”

[smartcode_project:default project_id=112343 project_image_fid=352690]

The project also includes robust buyer protections, including Resilience Insurance’s Latent Defects Insurance, providing 10 years of structural cover, and an independent iCIRT-rating of the developer.

“The iCIRT-rating adds another layer of confidence,” Ross added. “Buyers see it as a safeguard for their investment and their lifestyle.” A highlight of ESTE’s offering is its exclusive wellness amenities, including a heated rooftop infinity pool and outdoor heated spa, a state-of-the-art Technogym fitness centre, and a sauna.

<a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a> is topped out and is on track to complete towards the end of 2026, with residents moving in before Christmas.

[smartcode_project_cta:default project_id=112343]

Eastern Suburbs buyers snap up ESTE Little Bay apartments

<a href="https://www.apartments.com.au/developers/sunland-group">Sunland Group</a> has officially lodged plans for its first Gold Coast apartment project since the departure of the Abedian family from the company three years ago, unveiling a new high-rise proposal for a prominent Broadbeach corner site on Old Burleigh Road.

The application was submitted by an entity directed by Tom Jamieson, stepson of longtime Sunland leader Soheil Abedian, and Riaz Rezvanipour, brother-in-law of Sahba Abedian, Soheil’s son.

Sunland acquired the 1,283 sqm site on the corner of Old Burleigh Road and Armrick Avenue for $9.5 million late last year and is now seeking approval for a <a href="https://www.apartments.com.au/new-apartments/99-101-old-burleigh-road-broadbeach-qld-4218">42-storey tower with 81 apartments</a>.

<img alt="First look: Sunland Group returns to Broadbeach with new Old Burleigh Road tower plans" data-entity-type="file" data-entity-uuid="fea2946d-90ee-4cfc-babe-2a8ad5db2cb6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers.png?VersionId=BV0fihJw31nDIQ8ozY_h3GbS8mxDyhnm" />

Designed by <a href="https://www.apartments.com.au/architects/contreras-earl-architecture">Contreras Earl Architecture</a>, the proposed tower at 99-101 Old Burleigh Road would deliver a predominantly larger-format apartment mix aimed at the owner-occupier market. Plans include 17 two-bedroom apartments, 55 three-bedroom apartments, and nine four-bedroom residences across 35 residential levels.

The development also incorporates three basement levels, four podium parking levels, two levels of communal recreation facilities, and rooftop plant and equipment. A total of 189 car spaces are proposed, significantly exceeding the 90 spaces required under the planning scheme.

The architecture adopts a sculpted, curvilinear form, with deep wraparound balconies and integrated landscaping intended to soften the tower’s vertical expression. The planning report states the building’s “slender footprint/form provides a complimentary yet varied built form within the local streetscape” and contributes to “a varied, yet ordered skyline.”

Contreras Earl noted in its Architectural Statement that from the early stages, the project addressed a fundamental challenge: how to accommodate the required residential yield while avoiding the conventional model of a tower sitting on a rigid, fully resolved parking podium.

“The most direct response would have been to consolidate parking into a singular, flat podium and extrude a repetitive tower above,” the statement said. “While efficient, this approach would result in a consolidated built form with limited engagement with the surrounding landscape and public realm.”

Instead, the conventional podium model was “deliberately rejected”. The architects described the base of the building as “a landscaped architectural condition where structure, planting and circulation are integrated”.

“Rather than presenting a continuous built mass, the base of the building is articulated through a series of concrete planter elements that organise the podium into a fragmented system,” the statement said. “This approach reduces the perceived bulk of the lower levels while establishing a more permeable interface with the streetscape and adjacent open space.”

<img alt="Sunland" data-entity-type="file" data-entity-uuid="923fad8d-c960-4527-8fbe-975cf1ddf88d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%2010.32.03%E2%80%AFAM.png?VersionId=pngwb0hYOIUpq9vDw6F2EsOiVuHF3DiX" />

&nbsp;

The site sits within the High Density Residential Zone and inside the City of Gold Coast’s unrestricted “HX” building height area, where the planning framework anticipates intensified residential development tied to the expanding light rail corridor. The planning report notes the area is undergoing “transition toward more intense development forms” given its proximity to Broadbeach, Surfers Paradise, and high-frequency public transport infrastructure.

Positioned directly opposite Broadbeach Park and within walking distance of Florida Gardens light rail station, the development would sit among a rapidly evolving stretch of Old Burleigh Road that has become one of the Gold Coast’s most active apartment development corridors.

The application joins a growing pipeline of luxury residential projects reshaping Broadbeach, including nearby developments by 5Point Projects, Polycell, and Graya.

The planning report argues the project contributes toward the Gold Coast’s long-term housing targets under the South East Queensland Regional Plan, which forecasts the need for more than 100,000 additional high-rise dwellings across the city by 2046.

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The Abedian family departed Sunland Group in late 2023, ending a four-decade association with the company, and subsequently established the private development firm Abedian &amp; Co. The group is currently delivering <a href="https://www.apartments.com.au/new-apartments/greenmount-residences-cnr-hill-street-and-marine-parade-coolangatta-qld-4225">Greenmount Residences</a> at Rainbow Bay and recently launched <a href="https://www.apartments.com.au/new-apartments/18-mary-avenue-14-18-mary-avenue-broadbeach-qld-4218">18 Mary Avenue</a> in Broadbeach.
</section>

First look: Sunland Group returns to Broadbeach new apartment market with new Old Burleigh Road tower plans

The Minns Labor Government has established the new Bays West Delivery Authority to lead the development&nbsp;of the Bays West Precinct and Blackwattle Bay Precinct.&nbsp;

The Authority is charged with creating Sydney’s newest precinct, a thriving, connected, sustainable hub with White Bay Power Station as its cultural heart. Its vision is to build on the area’s natural, cultural and industrial history to shape a vibrant new neighbourhood.

The precinct will deliver up to 8,500 well-located homes, including a minimum of 10 per cent affordable and essential worker homes. Combine new housing with public open space, opening public access to the waterfront for the first time in more than 100 years, while retaining important deep-water facilities to support Sydney’s working harbour.

Located just minutes from the Sydney CBD and connected to a world-class metro, ferry, walking and cycling links, the Bays West precinct will rebalance housing growth towards well-serviced inner-city locations and help tackle the state’s housing crisis.

The Bays West Delivery Authority,&nbsp;an agency of the Department of Planning, Housing and Infrastructure, will report to the NSW Minister for Lands and Property who already has oversight of major precinct renewal projects including at Blackwattle Bay and Barangaroo.

As part of the broader Bays West transformation, the Minns Government recently announced that a proposal from Lendlease to redevelop part of the Bays West Precinct has progressed to Stage 2 of the NSW Government’s unsolicited proposals process.

<img alt="Sydney" data-entity-type="file" data-entity-uuid="2ed71eb9-d8e8-4fa7-b9d1-de4531dcf2f3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%209.42.31%E2%80%AFAM.png?VersionId=IDryFIbped9SNDg72LEN_EecvhUsOPvp" />

The Minns Labor Government has also confirmed the Bays West precinct will have a new suburb name. This will be the first major suburb built in close proximity to Sydney’s CBD in decades and will encompass the area currently being referred to as Bays West, including Glebe Island and the White Bay Power Station. Served by a new Metro station just five minutes from the CBD, it will become one of the most populous suburbs in the Inner West and one of Sydney’s premier cultural destinations.

An early works program is taking shape, which&nbsp;includes the first stages of an international design competition.&nbsp;

The aim of the Bays West&nbsp;International&nbsp;Design Competition is to&nbsp;ensure design excellence is embedded in the project from the start. The competition will deliver an&nbsp;urban framework that defines the character, ambition and long-term identity of&nbsp;this&nbsp;former industrial precinct as it transitions to a vibrant, inclusive and sustainable residential&nbsp;neighbourhood.

The competition will be led by the Bays West Delivery Authority in partnership with Government Architect NSW.&nbsp;

It will launch with an invitation for a global Expressions of Interest, before moving to an invitation-only stage that will be assessed by a panel that&nbsp;will provide advice to Cabinet who will select a winner.

Premier of NSW, Chris Minns said the establishment of the new Authority is the first step in transforming the Bays West precinct into a vibrant, livable suburb minutes from the Sydney CBD and two stops from Hunter St Station on the Metro West line.

“The Authority will deliver well-located homes close to the heart of the city and integrate the new precinct with Blackwattle Bay and the new Sydney Fish Market.

“This is a generational opportunity to build a new suburb on the city’s edge and open the harbour foreshore to the public for the first time in a century.”&nbsp;

Minister for Lands and Property Steve Kamper said the new Bays West Delivery Authority established by the Minns Government will turbocharge the development of Sydney’s newest suburb.

“The Authority is working at a record pace to deliver an international design competition, planning pathways and a financial model so that this development benefits Sydney with well-designed homes in a central location, close to public transport, jobs, entertainment and essential services.

“If we want Sydney to stay liveable and affordable, we need to be bold about using underutilised government-owned land to deliver homes for the future while making sure essential working harbour functions can be accommodated.”

Laurence Dragomir

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