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Recently Apartments.com.au was invited to inspect the display suite for <a href="http://www.palmerstreetjaques.com.au">Palmer St</a>, the third and final stage of Riverside Group's Jaques development in Richmond. Located just three kilometres from the Melbourne CBD, the site was was once occupied by the renowned Jaques factory.

Founded in 1885 by Edward Jaques who along with his family fled Revolutionary France, his company produced rock crushers for quarries, a specialty in which Jaques would become world leaders with their Palmer Street Plant in Richmond. Jaques machines are still an integral part of the mining and quarry industries with Melbourne’s City Loop employing Jaques burrowing machines to dig its tunnels.

The Richmond plant was eventually sold in 1997 when the company relocated to Clayton South, and it's the site's rich industrial heritage that served as the context for the design of Jaques development.

Designed by Fender Katsalidis as per earlier stages, Palmer St features 56 boutique apartments across a 6-storey wedge-shaped building. A signature café/restaurant of approximately 200sqm will be located on the ground floor at the pointed edge of its wedge-shaped base, while a gym on level one for exclusive use by Palmer St residents will add further to the overall activity created by the development.

The building's exterior is contemporary in design, providing a contrasting counterpoint to the red brick built form of the former factory. It aims to achieve a "lightness of presence" primarily through its articulated glazed façade and tapered footprint.

Although contemporary in nature, Palmer St has been designed to partner with the more industrial referenced Stages 1 and 2, through the application of robust copper panels, white polished pre-cast frame, metal features and copper framing. These have been used in a restrained way to enrich the building and compliment the red brick of the remnants of the factory facades.

<blockquote>
We wanted to create beautiful architecture without alienating the neighbourhood. We’ve worked hard to make Palmer St something the community will love. We wanted to create architecture that while referencing the heritage of the site, is also primarily very contemporary.
<cite>Karl Fender, FKA</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/jacques_stage_2.jpg" rel="gallery-all" title="Stage 2 currently under construction. © Riverside Group"><img alt="" class="image-article-full-width-580px" height="324" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/jacques_stage_2.jpg?itok=Be1xJo5s" title="Stage 2 currently under construction. © Riverside Group" width="580"></a>

<figcaption>Stage 2 currently under construction. © Riverside Group</figcaption></figure>The currently under construction Stage 2 features a mix of 229 apartments spread across two buildings; the 10-storey 5 Tonne Apartments, and the 6-storey Iron Works Building. This followed hot off the heels of the success of Stage 1's 126 apartments and townhouses, completed in 2013.

The success of the project is largely attributed to the building’s floor plans which have been designed to appeal to locals that expect and appreciate quality, with 80% of the 300 sales in the Jaques development to date being local buyers the majority of which hail from within a 5-7km radius. Further to this 75% of all purchases have been made by owner-occupiers.

<blockquote>
Richmond is emerging as a top market for empty nesters and downsizers who require luxurious, quality larger format apartments when they sell the family home and want to move closer to the city.

We have limited the number of apartments per floor in order to create larger residences that will meet the needs of owner occupiers. The premium level of finish aims to appeal to buyers who don’t want to compromise – whether they are upgrading their life and home, or downsizing from the family home.
<cite>Kristine Lee, Riverside Group sales and marketing director</cite>
</blockquote>

Apartment layouts feature bedrooms separated by living areas for improved privacy and to provide a lifestyle more akin to a home than an apartment. A linen press, coat cupboard, imported Italian double wardrobes and walk-in-robes provide extensive storage, which the design team has noted as being a valuable selling point.

Flexibility of use has also been provided for in some apartments, where a room accessed by a sliding door can be sectioned off for a bedroom or opened to further enlarge generous living areas. A number of studies have been designed as big enough to fit a single bed in, aimed at empty nesters as an extra option when the grandchildren come to stay.

<blockquote>
The inspiration came from thinking about how people really live in apartments. We wanted it to feel chic but casual, stylish yet understated. The application of colour blocking has been used in the kitchens and bathrooms and gives the interiors some edge. It is the fundamental blend of beauty and functionality, which makes for easy living.
<cite>Samantha Eades, interior designer</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/internal_living.jpg" rel="gallery-all" title="Apartment interior. © Riverside Group"><img alt="" class="image-article-full-width-580px" height="292" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/internal_living.jpg?itok=gDy2WaFP" title="Apartment interior. © Riverside Group" width="580"></a>

<figcaption>Apartment interior. © Riverside Group</figcaption></figure>Palmer St is expected to begin construction in July of this year with completion scheduled to coincide with Stage 2 in August 2016.

An assortment of photos of the completed first stage and the under construction Stage 2 can be viewed below.
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Laurence Dragomir

Palmer St - The final stage of Jaques Richmond

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Reading more like a roll call of the architectural equivalent of an Avenger's film, the design team behind RMIT University's latest $220m project at its city campus, dubbed the 'New Academic Street' (NAS) features a who's who of former alumni and academic staff. Key to the development is the strengthening the university's connections and engagement with its surrounds around the northern parts of the <a href="/new-apartments/melbourne-vic">CBD</a>; an area itself experiencing a sustained level of development.

This will be achieved by improving the level of public permeability of five buildings along Swanston Street, Franklin Street and Bowen Street (Buildings 8, 10, 12, 14 and 28), with a series of laneways set to bisect the campus. Penetrating the perimeter of its monolithic fortress-like buildings will allow greater pedestrian flow and natural light to a series of planned interconnected learning and social spaces.

<a href="/news/2014/08/25/rmit-rolls-out-a-heightened-student-experience">Previously</a> <a href="/news/work-begins-on-rmits-new-academic-street-project">covered</a> on Apartments.com.au in minor detail, NAS continues RMIT's two decades long investment in its City Campus. The development consists largely of a series of additions and subtractions which interface and engage with Swanston, Franklin and Bowen Streets and helps to animate the otherwise static facades of the buildings. These initiatives will be achieved via the following works:

<ul>
<li>Development of two new ‘infill’ buildings within the existing Casey and Gillespie courtyards;</li>
	<li>Creation of clearly delineated laneways through the University, accessible via Swanston and Franklin Street;</li>
	<li>Internal reconfiguration and renovation of Buildings 8, 10, 12 and 14</li>
	<li>Addition of five projections along the Swanston Street and Franklin Street “blank” façade;</li>
	<li>Expansion of the existing Central University Library;</li>
	<li>Introduction of a new ‘media precinct’ at the corner of Swanston and Franklin Street; and</li>
	<li>Development of the Garden Building along Bowen Street.</li>
</ul>
All up five design interventions are proposed which announce and provide the visual cues for the various laneway entrances into the campus from Swanston and Franklin Streets.

<h2>1. Building 8 projection</h2>

This projection is by way of a glazed folding canopy which projects a distance of 3m over Swanston Street providing weather protection to a major new entrance into the campus. Coupled with a range of informal student spaces on an open terrace overlooking Swanston Street, the canopy is articulated by a triangulated pattern of clear and coloured glass, referencing the triangular facade of the <a href="http://www.lyonsarch.com.au/rmit-university-swanston-academic-building/">Swanston Academic Building</a> (SAB) directly opposite.

<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/building_8.jpg" rel="gallery-all" title="Building 8 projection to Swanston Street. © RMIT University"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/building_8.jpg?itok=ddBi9mHr" title="Building 8 projection to Swanston Street. © RMIT University" width="580"></a>

<figcaption>Building 8 projection to Swanston Street. Image courtesy RMIT University</figcaption></figure><h2>2. Building 10 projections</h2>

This 3m projection includes an open balcony on Level 4, for informal student ‘breakout’ spaces, within enclosed student study space at Levels 5 and 6 as part of the overall University Library environment. A glazed, serrated extrusion in a triangulated pattern punctures the building 10 facade, consisting of a combination of transparent vision panels and opaque glazed panels designed to protect the internal student spaces from the western sun. This element also responds to a similar glazed extrusion on the SAB.

<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/building_10_balcony_projection.jpg" rel="gallery-all" title="Building 10 projections to Swanston Street. © RMIT University"><img alt="" class="image-article-full-width-580px" height="318" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/building_10_balcony_projection.jpg?itok=Hl4v91sp" title="Building 10 projections to Swanston Street. © RMIT University" width="580"></a>

<figcaption>Building 10 projections to Swanston Street. Image courtesy RMIT University</figcaption></figure><h2>3. Building 12 projection</h2>

These student balconies perched over Swanston Street provide exterior breakout areas to the Library and other Student Services space on Levels 4, 5 and 6. Wrapped in a steel mesh, the balconies contain a sculptural external stairway that provides a link between the various levels of the Library and act as an extension of the internal study spaces.

They are designed to offer students much more informal group learning spaces which engage and activate the street similar to the breakout spaces which puncture the SAB facade.

<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/building_12.jpg" rel="gallery-all" title="Building 12 projection to Swanston Street. © RMIT University"><img alt="" class="image-article-full-width-580px" height="293" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/building_12.jpg?itok=LWYdhw5S" title="Building 12 projection to Swanston Street. © RMIT University" width="580"></a>

<figcaption>Building 12 projection to Swanston Street. Image courtesy RMIT University</figcaption></figure><h2>4. Building 14 Swanston Street projection</h2>

The proposed projection is designed to provide a ‘book end’ to <a href="/architects/arm-architecture">ARM's</a> Green Brain at the corner of Swanston Street and La Trobe Street, marking a new major entrance into the campus in a fashion more typical of a civic or public building. This Media Portal is intended to function as both a student and event space supporting the activities of the Media Learning spaces, with the capacity to host fashion shows, product launches and publicity events.

The glazed space has been conceived to communicate the activities of the university to the public while offering opportunities for public engagement. ​

<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/building_14.jpg" rel="gallery-all" title="Building 14 projection to Swanston Street. © RMIT University"><img alt="" class="image-article-full-width-580px" height="306" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/building_14.jpg?itok=BiXVpttu" title="Building 14 projection to Swanston Street. © RMIT University" width="580"></a>

<figcaption>Building 14 projection to Swanston Street. Image courtesy RMIT University</figcaption></figure><h2>5. Building 14 Franklin Street projection</h2>

This 3m projection provides a student cafe balcony on Level 4 of Building 14, as well as creating north facing spaces over other levels that provide views to Franklin Street and the City Baths. The design of the balcony is directly informed by the ‘rhythms’ and architectural proportions of B14 itself with double height roofs chamfered in order to minimise solar heat gain from the west.

As such all west facing façade elements are solid and insulated surfaces. The fully glazed northern façade comprises automated louvers which allow the space be fully naturally ventilated.

<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/franklin_street.jpg" rel="gallery-all" title="Building 14 projection to Franklin Street. © RMIT University"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/franklin_street.jpg?itok=jwULpQsh" title="Building 14 projection to Franklin Street. © RMIT University" width="580"></a>

<figcaption>Building 14 projection to Franklin Street. Image courtesy RMIT University</figcaption></figure>The key elements of the design interventions include:

<ul>
<li>Enhancing the physical quality and character of the streets, while responding to the rhythm of the monolithic institutional buildings.</li>
	<li>Transparent and open interventions that encourages passive surveillance and activation along Franklin and Swanston Street.</li>
	<li>Informal student spaces which are expected to enhancing activity and passive surveillance to the streets below.</li>
	<li>Utilising visually interesting interventions as an effective design treatment which also highlight the new pedestrian laneways into the University.</li>
	<li>Projections that provide a natural shelter against weather elements along the currently devoid façades.</li>
	<li>Respecting the vista down Swanston Street. Given the proposed projection’s, the designs will have no more impact than the retail canopies that form the majority of the Swanston streetscape.</li>
</ul>
One of the biggest drivers behind the project and a source of inspiration for the design team is Melbourne's laneway network. These new internal laneways are intended to offer a diverse range of quality retail opportunities that can be used to not only promote RMIT through exhibitions and pop-ups, but to also draw the public into the university.

<blockquote>
In order to create a very simple, clear and effective means of transforming the access and wayfinding into the campus, the design team proposes to create a new network of ‘laneways’. These laneways will be substantially open, operating on an extended hours basis within the campus, and being partly undercover and partly ‘open’ to the sky.
<cite>NAS Town Planning Design Report</cite>
</blockquote>

These laneways also create a large scale ‘urban framework’, for directly connecting Swanston Street with Bowen Street. Although not included within the Town Planning Design Report, the primary centre of the campus along Bowen Street is also transformed as part of the project. This involves the creation of two new ‘infill’ buildings within the existing courtyards which will provide active frontages along Bowen Street.

<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/nas_laneway.jpg" rel="gallery-all" title="Laneway framework. © RMIT University"><img alt="" class="image-article-full-width-580px" height="309" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/nas_laneway.jpg?itok=S6LoycYW" title="Laneway framework. © RMIT University" width="580"></a>

<figcaption>Laneway framework. Image courtesy RMIT University</figcaption></figure>A further new student focused building designed by NMBW Architects is to be created directly onto the Bowen Street frontage, called the Garden Building , which will act as a student ‘beacon’ when arriving onto the campus via Bowen Street, from either Franklin Street or La Trobe Street.

<h2>Comment</h2>

A perusal of the plans and imagery for NAS makes it quite evident that as the design lead on the project Lyons have drawn on their many years of experience working on institutional projects with various universities across a number of campuses. The introduction of breakout spaces to the buildings' exterior and more informal learning spaces is becoming more common as institutions try to keep up with the advent of the advancement of technology and the implications on how teachers teach and students learn and study.

NAS has a responsibility on a number of levels; it first must accommodate the needs of RMIT's staff and students in engaging and relevant spaces, whilst simultaneously engaging and responding with the area. The key to the project's success will be how well these two desires are embodied within the architecture and design of spaces.

As a former RMIT alumni who now cycles past every day on the way to and from work I've had the opportunity to experience RMIT's city campus as both student and now visitor and have witnessed the area transform over the last 10 years.

For mine the most interesting of the interventions are those to Bowen Street and Building 12's projection. Employing materials not typically seen in institutional projects, the designs are a welcome departure from the drab blandness that alucobond and glazing offer.

Additionally the introduction of a laneway network for improved wayfinding and legibility is a big plus. In my early days at RMIT I struggled to navigate the cavernous corridors and changes in levels, as there was a lack of hierarchy evident in how you were supposed to move through the buildings. One challenge confronting the designers early on would have been how to respond to the existing fabric of the campus while creating a new yet unified design language for so many disparate components and with so many architects involved.

<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/bowen_street.jpg" rel="gallery-all" title="Bowen Street Pavillions. © RMIT University"><img alt="" class="image-article-full-width-580px" height="367" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/bowen_street.jpg?itok=zQl8MH8u" title="Bowen Street Pavillions. © RMIT University" width="580"></a>

<figcaption>Bowen Street Pavillions. Image courtesy RMIT University</figcaption></figure>NAS, a multitude of apartment developments, major projects such as the Queen Victoria Market Redevelopment and the Melbourne Metro's CBD North Station; the CBD's north is on the brink of the next phase of its evolution; aesthetically, but also in the context of its place within the city. What was once a largely deserted quarter of the city save for students going about their studies will see a significant increase in the sheer number and types of people passing through the area, as they interchange between train, tram, foot or bike on their way to work, university or social engagements etc.

As one of the largest landholders in the area, RMIT University has identified the need for its buildings and the campus as a whole to make a positive contribution to the public realm. Bravo!

<h2>Project team</h2>

<ul>
<li>Proponent: RMIT University</li>
	<li>Architecture:
	<ul>
<li>Lyons</li>
		<li><a href="http://www.mvsarchitects.com.au/doku.php">MvS Architects</a></li>
		<li><a href="http://www.nmbw.com.au/">NMBW</a></li>
		<li><a href="http://www.haw.com.au/">Harrison &amp; White</a></li>
		<li><a href="http://www.maddisonarchitects.com.au/">Maddison Architects</a></li>
	</ul>
</li>
	<li>ESD Consultant: <a href="http://www.aecom.com/">AECOM</a>
</li>
	<li>Planning Consultant: <a href="/developers/urbis">Urbis</a>
</li>
</ul>
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In Detail: RMIT's New Academic Street

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The recent release of the State Government's discussion paper has provoked a strong response from the industry and here on Apartments.com.au. Rather than focusing on a general overview of the <a href="http://delwp.vic.gov.au/planning/policy-and-strategy/better-apartments">Better Apartments discussion paper</a> and the questions it raises, I have instead decided to focus on one particular aspect of the debate: apartment sizes.

There would appear to be a number of negative connotations generally associated with smaller apartments being built all over Melbourne at present, stemming largely as the result of poor design and build quality, thus impacting the quality of living of the resident. Speaking broadly, the worst of these apartments suffer from a lack of quality outlook, extending to poor natural light and ventilation due to bedrooms requiring borrowed light from other rooms or in some instances narrow light-wells, low ceiling heights and bulkheads, lack of storage space, etc.

Now these are all factors that aren't necessarily limited to small apartments and clever design can overcome them. It could be argued that well-designed smaller apartments are the missing piece of the housing diversity puzzle in Melbourne. Areas that are well serviced by public transport, retail, community and recreational facilities (and other necessary services) in close proximity of the city would be ideal for such housing stock, and would present an easier entry into home ownership for those in their 20s.

A smaller well designed, flexible and affordable apartment would definitely be an appealing prospect for me: I'm 28, single, work four days a week in a city office, and one day at home in Richmond. I otherwise spend very little time at home and the greatest amount is spent sleeping. I can cook and cook regularly, but also like to eat out (due to the convenience of having so many options in the area) and get out of the house.

Now, not everyone shares the same circumstances as me, but I'd hazard a guess that I'm not alone. So who's to tell me I couldn't live quite comfortably in an apartment less than 30sqm in size? Which brings us to…

<h2>Micro Apartments</h2>

<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/8404837889_d7921f5bb9_h.jpg" rel="gallery-all" title="New York Micro apartment. © Business Insider"><img alt="" class="image-article-full-width-580px" height="222" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/8404837889_d7921f5bb9_h.jpg?itok=N_Pp_tdO" title="New York Micro apartment. © Business Insider" width="580"></a>

<figcaption>New York Micro apartment. © Business Insider</figcaption></figure>In 2013, a project called My Micro NY won a design competition for New York’s first “micro apartments”, an initiative for the development of affordable housing for singles in New York City, by way of small prefabricated units. The city’s first “micro” building will have 55 rental apartments ranging in size from approximately 25sqm up to 34sqm with quality natural light and ventilation, adequate storage space, and Juliet balconies.

The greatest appeal of these micro apartments is in their flexibility with elements that fold away when not required. Additionally, because the architects believed amenities were important to residents, the building will have a public meeting space, café, common rooftop garden for residents, as well as a laundry room, residential storage space, a bike room, and fitness space. The project is due for completion this year.

<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/micro_apt_kit_of_parts.jpg" rel="gallery-all" title="New York Micro apartment: kit of parts diagram. © Business Insider"><img alt="" class="image-article-full-width-580px" height="456" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/micro_apt_kit_of_parts.jpg?itok=G3tRk_tJ" title="New York Micro apartment: kit of parts diagram. © Business Insider" width="580"></a>

<figcaption>New York Micro apartment: kit of parts diagram. © Business Insider</figcaption></figure>There are great examples of that locally, most notably Cairo flats in Fitzroy. Located on Nicholson Street, the U-shaped building built in 1938 and designed by Best Overend features 28 'bachelor flats' and is widely considered an icon of early Melbourne modernism.

<blockquote>
The flats sought a distinctive type of accommodation, the custom designed bachelor flat, providing maximum amenity in minimum space for minimum rent. The minimal units were supported by a communal dining room, an in-house meal and laundry service, communal flat to roof space and lockable garages. Cairo established a major break with earlier types of flats in Australia and is significant for introducing the flat to the modernist programme in Australia and for its acknowledgement of the existence of a new, modern way of living.
<cite>National Trust Register</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/cairo4.jpg" rel="gallery-all" title="Cairo Flats Fitzroy. © Assemble Papers"><img alt="" class="image-article-full-width-580px" height="366" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/cairo4.jpg?itok=u7mdA4cp" title="Cairo Flats Fitzroy. © Assemble Papers" width="580"></a>

<figcaption>Cairo Flats Fitzroy. © Assemble Papers</figcaption></figure>More recently, Melbourne firm Architecture Architecture have completed a fit-out of one of the studio apartments within Cairo (24sqm!) for director Michael Roper. The project has received a number of architectural award commendations for "making more with less."

<blockquote>
Embracing the philosophy of making more with less, Architecture Architecture have created a simple space with maximum flexibility to address contemporary living needs within a minimum floor area.

In an era when people are increasingly opting to live in cities and our urban fringes are forever expanding outwards, Architecture Architecture understand the imperative to make more with less, opting for high quality flexible space rather than inflexible specialised spaces – quality over quantity.
<cite><a href="http://architecturearchitecture.com.au/blog/index.php/2012/11/14/cairo-apartment-fitout/">Architecture Architecture: The Purple Rose of Cairo</a></cite>
</blockquote>

When I was at <a href="http://www.kerstinthompson.com/">KTA</a> and we were working on the <a href="http://churchonnapier.com/">Church on Napier</a> project at 124 Napier Street, Fitzroy, we looked at a number of ways of providing a decent setback from Napier street to the new three-level apartment building while maintaining the same yield of residences. One option that we conceived was three bachelor flats of around 28sqm + a 4sqm balcony based on the NY model of micro apartments and these were well received by the agents providing feedback.

The apartments featured flexible living areas that could be adjusted to suit the needs of the resident. These apartments would have benefited from being a part of a larger residential complex and community within the site that also featured a large communal outdoor garden. This would have added greater housing diversity within the area that was relatively affordable in comparison to much larger apartments in Fitzroy. Additionally, the location meant that they were only a two minute walk to Gertrude Street and a five minute walk in either direction to Brunswick and Smith Streets.

With careful consideration given to outlook, amenity, privacy, storage and flexibility, with generous floor to ceiling heights I'm of the opinion that well designed smaller or 'micro' apartments do have a place in Melbourne and while the minimum apartment size guidelines may have the best interest of residents at heart ultimately the market will dictate and prove whether or not there is demand for them.

If the apartment ticks all the right boxes in terms of natural light and ventilation and adequate storage among a raft of other criteria, the minimum size of the apartment should be a secondary consideration not the driving factor in the design.

As <a href="/news/better-apartments-yes-but-not-at-the-expense-of-innovation">Colleen Peterson wrote in her piece yesterday</a>, any guidelines should not impede design innovation nor should it drive up housing affordability. If done right any potential design guidelines for apartments should create opportunities rather than place unnecessary and stifling constraints.

Lead image credit: The Purple Rose of Cairo, Architecture Architecture. Image: Tom Ross of Brilliant Creek.
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Better Apartments? Says who?

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When the first images of <a href="/news/889-collins-street-next-for-lend-leases-victoria-harbour">889 Collins Street surfaced</a>, eagle-eyed readers would have noticed a second identical set of towers in the background. Having initially brushed it off as artistic license to populate a render I was surprised to learn that the development would in fact consist of four overall towers or two sets of twin towers along the north bank of Victoria Harbour.

<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/site_plan.jpg" rel="gallery-all" title="Aerial of sites within Victoria Harbour. © City of Melbourne"><img alt="" class="image-article-full-width-580px" height="305" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/site_plan.jpg?itok=CQi8pj0P" title="Aerial of sites within Victoria Harbour. © City of Melbourne" width="580"></a>

<figcaption>Aerial of sites within Victoria Harbour. © City of Melbourne</figcaption></figure>Designed by Sydney-based architect Koichi Takada, the project has gained support in the last week via City of Melbourne's Future (Planning) Committee; the final remaining hurdle is now approval from the Planning Minister's office prior to Y4 &amp; Y5/Y6 (seen in the above graphic) officially commencing.

The southern set of towers will be 75.9 metres in height while the northern pair will reach 93.6 metres, with their respective podia rising to heights of 19.5m. The pairing of towers will be such that each podium will accommodate one 30-storey and one 24-storey tower. This variance in height is intended to give the Docklands skyline a more dramatic silhouette than if the towers were to have been paired by common height.

<blockquote>
The elevations are well designed and articulated. All elevations of the towers and podia feature glazing of various types, balconies and timber or masonry finishes to balconies at podium levels, which will serve to create a visually interesting facade. Plant and lift motor rooms are fully screened.

The towers will be worthy additions to the Docklands skyline.
<cite>City Of Melbourne Future Committee Report</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/image.jpg8_zps9xhsay7e.jpg" rel="gallery-all" title="Tower elevations highlighting height variance and facade articulation. © Koichi Takada Architects"><img alt="" class="image-article-full-width-580px" height="366" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image.jpg8_zps9xhsay7e.jpg?itok=bPbakezl" title="Tower elevations highlighting height variance and facade articulation. © Koichi Takada Architects" width="580"></a>

<figcaption>Height variance and facade articulation. Image © Koichi Takada Architects</figcaption></figure>All four towers have the same articulation and a consistent material palette whereby the main elevations respond to city context and river context which is expressed and reflected in the choice of materials. The spandrel bands which wrap around the podium levels employ a rich textured palette of brick and timber drawing references to the site's maritime history (which has been lacking in Docklands so far) and presents somewhat of a departure from the typical materials which adorn some of the other apartment buildings.

The tower sections feature bands of fritted glazing of various levels of opacity and colour, which create a distinct rippled patternation across the facades while also providing the impression of a horizontal movement. This in turn creates a kinetic quality, reinforced by the various reflections of water, city and sky throughout the day.

Likened to "the strong, billowing effect" of sails in the wind, the fritted bands vary from the reddish tone of the brick to the silver tone of the weathered timber.

<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/facade_elevation.jpg" rel="gallery-all" title="Detail elevation of podium materiality and texture elevations highlighting height variance and facade articulation. © Koichi Takada Architects"><img alt="" class="image-article-full-width-580px" height="227" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/facade_elevation.jpg?itok=TrGyiYhi" title="Detail elevation of podium materiality and texture elevations highlighting height variance and facade articulation. © Koichi Takada Architects" width="580"></a>

<figcaption>Podium materiality and texture. Image © Koichi Takada Architects</figcaption></figure>Interestingly site Y4 originally carried approval for a 9-storey office development designed by Bates Smart with 875 Collins Street as its address. Similarly it is expected that the DCM-designed office tower at 839 Collins Street will be replaced by a $250 million hotel and apartment development for which Lend Lease have put to the market via an open bidding process.

This follows Lend Lease's unsuccessful attempts to secure tenants for both commercial projects before proceeding with construction. This change in strategy has largely been attributed to the strong demand for apartments both from local and overseas purchasers.

Stage One, known more formally as <a href="http://www.889collins.com.au/">889 Collins Street</a>, is due to commence construction this month pending final approval with a completion date of June 2017 forecast.

<h2>Project briefs</h2>

<ul>
<li>Project value: $600 million</li>
	<li>Four towers: 1,070 apartments</li>
	<li>Stage One: 1 x 30-storey + 1 x 24-storey, 539 apartments - 208 x 1BR, 295 x 2BR. 28 x 3BR</li>
	<li>Stage Two: 1 x 30-storey + 1 x 24-storey, 531 apartments - 218 x 1BR. 293 x 2BR. 28 x 3BR</li>
	<li>Car parking 748 spaces over 6 levels across both podiums</li>
	<li>371 bicycle spaces</li>
	<li>SOHO wrap of apartments to podiums to activate facades</li>
	<li>Landscaped rooftop to podiums</li>
	<li>1499sqm of commercial retail</li>
</ul>
<h2>Project team</h2>

<ul>
<li>Developer: Lend Lease</li>
	<li>Architect: Koichi Takada Architects</li>
	<li>Planning Consultant: Contour Consulting</li>
	<li>Waste Management: Leigh Design</li>
	<li>Wind Consultant: MEL Consultants</li>
</ul>
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A Sister Act: 839-899 Collins Street, Victoria Harbour

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During March the City of Melbourne undertook Phase 3 of the community engagement process seeking feedback on the draft master plan that was released in February for the pending Queen Victoria Market redevelopment. Approximately 4,400 people participated in the engagement process and a further 1,120 surveys were completed by a diverse cross section of interested parties comprising market traders, local residents, local workers, customers, visitors and stakeholders.

This third round of engagement followed the earlier two phases conducted in November 2013 and April-May 2014 respectively, which helped to inform and develop the draft master plan.

<blockquote>
The Draft Master Plan outlined a variety of proposals to revitalise the market precinct with a strong focus placed on improving the trader, customer and community experience. The Draft Master Plan divided QVM into four distinct quarters, each linked by a market cross of public spaces within the precinct.

It is connected to the rest of the city by the grid of surrounding city streets. The intent is to coordinate a suite of projects that can be developed with a degree of independence from each other, while complementing each other and contributing to the precinct as a whole. It also enables targeted consultation and stakeholder input, in-depth investigations, exploration of options, and detailed resolution of proposals that can be delivered in stages.
<cite>City of Melbourne Draft Master Plan</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/qvm_masterplan_draft.jpg" rel="gallery-all" title="QVM Draft Master Plan © City of Melbourne"><img alt="" class="image-article-full-width-580px" height="394" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/qvm_masterplan_draft.jpg?itok=LGN93Ze2" title="QVM Draft Master Plan © City of Melbourne" width="580"></a>

<figcaption>QVM Draft Master Plan. Image © City of Melbourne</figcaption></figure>The engagement process elicited a range of feedback on the draft master plan an overview of the key findings is summarized below:

<ul>
<li>
Opening Hours: the majority of both the traders and the public participants are supportive of the concept to enhance the market as a destination that provides a changeable range of offers.</li>
	<li>
Use of open space: both the traders and the public showed a preference for programmed markets and events in the new open space proposed for Q3 – Quarter Three.</li>
	<li>
Access: while traders said that improved car parking would improve access to the market, public participants said that improved pedestrian amenity and safety would make it easier for them to access the market.</li>
	<li>
Heritage: both the traders and the public participants said that they preferred artwork, signage or landscape features as ways to celebrate the market’s history.</li>
	<li>
Market Cross: the most common suggestion by traders and public participants for Market Cross was public seating.</li>
</ul>
<h2>Next steps</h2>

Next month the final draft of the Queen Victoria Market Precinct Master Plan will be released for final community feedback before being presented to council for adoption in June. From July onwards the master plan will begin to be implemented with detailed scoping and the preparation of concepts and options for each quarter. Running parallel to this is the City of Melbourne's settlement of the Munro site.

By December a strategy will have been developed to implement the master plan with renewal works set to commence during 2016. Beyond this a series of key milestones are proposed with August 2019 seeing the removal of the existing roundabout and delivery of New Franklin Street, with existing car parking relocated elsewhere within the precinct, likely to be the Munro site.

By August 2022 it is envisaged that the new open space will have been developed over the existing car park with the final stage - the development site to the south of New Franklin Street to be developed by August 2026. These timelines are subject to change based on input and the desires and aspirations of the private sector to deliver the project in stages over a 10 year period, or in a much more constricted timeframe.

For more information see the City of Melbourne's <a href="http://participate.melbourne.vic.gov.au/files/5714/2536/6863/QVMPR__Draft_Master_Plan_FINAL.pdf">Draft Master Plan</a> for the Queen Victoria Market Renewal and the <a href="http://participate.melbourne.vic.gov.au/files/3514/3020/3155/QVM_Phase_3_Community_Engagement_Report.pdf">Phase 3 Engagement Report</a>.
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Queen Victoria Market Renewal: Phase 3 Engagement Report 

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Following on from the <a href="/news/melbourne-urban-design-meetup-1-city-of-melbournes-urban-forest-strategy">first Melbourne Urban Design Meetup</a> (MUDM) during February, Queens Collective at 20 Queen Street hosted the third MUDM event where James Legge of Six Degrees Architects gave a presentation on the design and business model that brought The Commons to fruition, and so too shortly <a href="/new-apartments/brunswick-vic-3056">The Nightingale</a> located at 6 Florence Street, Brunswick.

Beginning with Six Degrees' Heller Street Park and Residences project, James Legge explored its rationale and consequently how it would inform the Nightingale. The aim was to design a contemporary terrace house, or more specifically family-centric medium density housing adjacent to a public park. The project was developed on a former municipal tip previously owned by the City of Moreland whom now own and maintain (for the most part) the park.

Two-thirds park and one-third apartments, the park is ultimately used by both residents and the wider community at large. Terraformed in such a way as to create public, semi-private and private spaces, Heller Street Park and Residences employed a visual barrier by way of a verge to naturally define public and private areas.

<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/heller_st_park_and_residences.jpg" rel="gallery-all" title="Heller Street Park and Residences © Six Degrees"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/heller_st_park_and_residences.jpg?itok=6rlF6HeL" title="Heller Street Park and Residences © Six Degrees" width="580"></a>

<figcaption>Heller Street Park and Residences. Image © Six Degrees</figcaption></figure>Heller Street Park and Residences is characterised by abstracted timber blocks which give the forms a 3-dimensional quality, a reaction against "developers stripping back." All plans are the same internally with the front of the terraces all enjoying a north facing aspect and each measuring 5.5m wide.

The articulation of the upper floor has been designed to give each town house an individual identity. James Legge emphasized the need to be mindful of where money is spent in terms of detailing, and that the odd bespoke characteristic (say stained glass entry lighting) provides for a richer architecture without adding significant cost to the project.

The presentation then moved on to cover the merits of The Commons and Nightingale model, how elements of Heller Street are entwined with their most recent projects and how Six Degrees came to be involved in the projects along with a raft of other architects.

<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.jpg" rel="gallery-all" title="Nightingale hero shot. © Breathe Architecture"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/nightingale.jpg?itok=TG7Lztl8" title="Nightingale hero shot. © Breathe Architecture" width="580"></a>

<figcaption>Nightingale hero shot. Image © Breathe Architecture</figcaption></figure>Projects such as The Commons and Nightingale, Legge argues, are about architects taking the initiative and putting their money where their mouths are. The aim is simple: to provide quality apartments that are spacious, sustainable and affordable.

Architects have an obligation to the greater society to protect the interests of the people and the built environment but there is a concern that the responsibility of creating the urban environment has been taken out of the hands of the architect and is now the domain of the project manager.

<blockquote>
Nightingale is a triple bottom line development. Apartments that are environmentally, socially and financially sustainable.

The ultimate goal of the project is to provide quality urban housing at an affordable price by simplifying both the development process and the building itself.
<cite>James Legge, Six Degrees Architects</cite>
</blockquote>

The projects are about designing and facilitating community by encouraging engagement and interaction amongst residences via shared public spaces and rooftop gardens. Additionally apartments are designed in such a way that all rooms and living areas are afforded quality natural light and ventilation without the need for borrowed light from living areas.

<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_plan.jpg" rel="gallery-all" title="Typical Nightingale plan. © Breathe Architecture"><img alt="" class="image-article-full-width-580px" height="293" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/nightingale_plan.jpg?itok=bKQqZFLl" title="Typical Nightingale plan. © Breathe Architecture" width="580"></a>

<figcaption>Typical Nightingale plan. Image © Breathe Architecture</figcaption></figure>The model places an equal emphasis on financial return, sustainability and livability where others are more geared, in terms of development priorities, towards greater financial reward with far less concern for sustainability and livability. It also reduces project costs significantly as a result of streamlining both the sales process and apartment designs. This is achieved via the following exclusions:

<ul>
<li>No Marketing Team or Advertising Fees - Saving approximately $50,000</li>
	<li>No Display Suite - Saving approximately $100,000</li>
	<li>No Real Estate Agents - Saving approximately $250,000</li>
	<li>No Basement Car Parking - Saving approximately $500,000</li>
	<li>No Second Bathrooms - Saving approximately $200,000</li>
	<li>No Individual Laundries - Saving approximately $150,000</li>
	<li>No Individual Services - Saving approximately $250,000</li>
</ul>
And unlike a standard procurement process where the project is put out to tender, the intent is for projects which follow The Commons and Nightingale model to be built by a quality builder procured through a negotiated price as per the cost plan prepared by the Quantity Surveyor. This in turn allows for early input from the builder regarding buildability issues or equivalent problems that may arise during construction.

The ultimate goal with these projects according to James Legge, is to develop an affordable housing template that other architects with similar aspirations and goals can then use to facilitate similar outcomes. The release of the intellectual property is intended to empower "Architectural activism via architect as ethical developer."

The development team headed by Six Degrees Architects is currently taking registrations for Nightingale 2.0.

Incidentally the next MUDM event will be held on Thursday the 28th of May with guest presenter, acting Victorian Government Architect Jill Garner. To stay up to date or connect with MUDM, you can follow them on <a href="https://twitter.com/mudm_au">Twitter</a> or on their <a href="http://www.meetup.com/Melbourne-Urban-Design-Meetup/">Meetup page</a>.
</body></html>

Melbourne Urban Design Meetup #3: The ethos and business model behind Nightingale

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Australian based real estate investment manager Qualitas recently announced the acquisition of the Fawkner Centre at 499 St Kilda Road, in a move that will see the site redeveloped into high-end apartments. In a joint venture with LAS Group, the $300 million project dubbed ‘The Fawkner’ will transform the former commercial building into 253 apartments providing direct access to Fawkner Park, while offering expansive views to Port Phillip Bay and Albert Park.

The project initially began life under the stewardship of joint partners LAS Group and Malaysian developer IGB Corporation. After gaining approval during 2014 for an Elenberg Fraser rebirth accommodating 245 apartments, the project has since been reconfigured by Kerry Phelan and her design team at K.P.D.O.

The residential conversion will see all internals stripped before being reconfigured to one, two and three-bedroom apartments featuring five-star, hotel-like amenity. Capping the project will be a new reflective glazed facade.

<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_upd3_reduced.jpg" rel="gallery-all" title="499 St Kilda Road aerial. Image courtesy Qualitas"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/aerial_upd3_reduced.jpg?itok=Qgj2_WQj" title="499 St Kilda Road aerial. Image courtesy Qualitas" width="580"></a>

<figcaption>499 St Kilda Road aerial. Image courtesy Qualitas</figcaption></figure>According to Qualitas Managing Director – Real Estate Principal Investments, Mark Fischer, The Fawkner is largely driven by a desire to cater to the owner-occupier and downsizer market who appreciate generously sized apartments with excellent amenity and a standard of finish that is expected of St Kilda Road apartment developments.

<blockquote>
The focus for both ourselves when we became involved and LAS Group was that this is somewhat an irreplaceable location and a rather unique opportunity to have residential connected directly to Fawkner Park. Ideally the purchaser profile for a project like this is going to be someone very discerning, someone who has lived in quite a nice family home and is seeking a very clever and intelligent floor plan and strong level of finishes in the project.

So we spent significant time reworking the floor plans again, and that’s really where K.P.D.O came into the project initially, as an interiors firm but I think the value Kerry and her team have added to the project is outstanding. The floor plans are to a level now where purchasers will see them as a high levels will see them as a high level, quality product as opposed to the more traditional cookie cutter apartment floor plans that are out there.

K.P.D.O is not solely an interiors practice, they are a strong, bespoke architectural firm, and they had some fantastic ideas on the development of the façade. Obviously we’re going through a conversion of an existing office building to high end residential so you really need something to be done with the façade to tie in with what we’re trying to achieve in terms of product quality.
<cite>Mark Fischer</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/image154.jpg" rel="gallery-all" title="Elenberg Fraser's scheme to that of K.P.D.O.'s"><img alt="" class="image-article-full-width-580px" height="243" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image154.jpg?itok=QEkS6Ef9" title="Elenberg Fraser's scheme to that of K.P.D.O.'s" width="580"></a>

<figcaption>Elenberg Fraser's scheme to that of K.P.D.O.'s</figcaption></figure>The façade design developed by K.P.D.O. plays on the concept of reflectivity drawing on its park setting, while allowing for a different visual experience from various angles around the site. The location and views on offer essentially dictated that the project had to deliver a quality product to prospective purchases, as development sites bordering significant parks are becoming increasingly scarce.

<blockquote>
On a global scale, there are very limited opportunities to live directly within and amongst a mature parkland such as Fawkner Park. There are only a handful of examples in other global cities such as London, New York and Tokyo of premium residential buildings being on a parkside location, so this project has unparalleled attributes.

As the project is an existing office structure, we are able to retain the high ceilings and the building has been re-designed to deliver larger apartments, offering  purchasers an opportunity to consolidate apartments

This project is an example of how ageing office buildings along St Kilda Road can be converted into market-leading residential developments – the market has talked for a while about office-to-residential conversions, however this will be one of the first examples to launch in the market in recent times, and certainly the first of this scale, making it a unique offering
<cite>Mark Fischer</cite>
</blockquote>

Resident facilities will include an impressive porte-cochere from St Kilda Road, 24-hour concierge service for residents, wine room and cellar, theatre, swimming pool, gymnasium, steam and massage rooms, children’s play spaces and communal meeting areas.

The project is currently in what Fischer describes as a “coming soon” phase and there is currently a display gallery available by appointment for VIP’s allowing potential purchasers to take in the views. The project will be officially launched to the market in the coming months and represents the second venture between Qualitas and LAS Group in recent times, following the recent completion of the Summerhill Shopping Centre in Melbourne's north. The Fawkner will further solidify this relationship.
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Qualitas and K.P.D.O. provide The Fawkner with added impetus

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Amongst a range of items considered by the Future Melbourne (Planning) Committee on Tuesday night was an application for 360 Collins Street. The application comprises an extension to the existing glazing along the Collins Street façade, a relatively modest 13-level expansion to the north and refurbishment of the forecourt area fronting Little Collins Street flanked by two storey retail elements topped by landscaped roofs, outdoor dining and seating.

Designed by Bates Smart for owners Dexus, the proposal is a significant departure from a 15-storey development over the forecourt approved in in September 2011. The revised scheme sees the extended floor plates to the rear set well back from Little Collins Street and cascading down in height to the new double storey retail which has been designed to engage with pedestrians and act as a public interface between the commercial office component and the central public open space. The expansion will add 5,698sqm of office space to the existing 39,608sqm tower for a total of 45,306sqm.

<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/360_collins_street_forecourt.jpg" rel="gallery-all" title="360 Collins Street - forecourt comparison. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="324" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/360_collins_street_forecourt.jpg?itok=4N22ys32" title="360 Collins Street - forecourt comparison. © Bates Smart" width="580"></a>

<figcaption>360 Collins Street - forecourt comparison. © Bates Smart</figcaption></figure><blockquote>
The proposal seeks approval to partially demolish a portion of the Collins and Little Collins Street facades at 360 Collins Street and develop the site with an integrated refurbishment of the site. The proposal will renew and expand the existing office building through providing additional commercial floor area within a prime CBD locality. The redevelopment will provide a built form that will complement the surrounding urban context, and sensitively respond to the adjoining heritage building (ANZ building) to the west.
<cite>Bates Smart</cite>
</blockquote>

The forecourt area will be refurbished and redeveloped with 631sqm of green open space. A lightweight glazed vertical façade at podium level along Collins Street will act as a podium element with a refurbished lobby at ground floor that will provide access through the building from Collins Street to the forecourt area while retaining and enhancing the existing vista through to McKillop Street. Additionally the proposal includes end-of-trip facilities consisting of 80 bicycle parking spaces and 17 showers at ground floor accessed via the Collins Way thoroughfare to the east.

<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/360_collins_street_section.jpg" rel="gallery-all" title="360 Collins Street - section comparison. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="409" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/360_collins_street_section.jpg?itok=chBV6vWy" title="360 Collins Street - section comparison. © Bates Smart" width="580"></a>

<figcaption>360 Collins Street - section comparison. © Bates Smart</figcaption></figure>The overall strategy for the development is not too dissimilar to the retail development at 500 Bourke Street designed by <a href="http://www.johnwardlearchitects.com/">John Wardle Architects</a>. That project also features a north facing forecourt area flanked by retail activity bathed in sunshine and has made a positive contribution to the public domain in activating what was otherwise a largely underutillised space. A glazed canopy to Bourke Street and refurbished entry lobby tops off the scope of works completed.

<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/2696_20110802_2011-03-3612_00_500bourkest_mattbrowne.jpg" rel="gallery-all" title="500 Bourke Street © Matt Browne/John Wardle Architects"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/2696_20110802_2011-03-3612_00_500bourkest_mattbrowne.jpg?itok=arX7jUwx" title="500 Bourke Street © Matt Browne/John Wardle Architects" width="580"></a>

<figcaption>500 Bourke Street © Matt Browne/John Wardle Architects</figcaption></figure><h2>Comment</h2>

With development sites capable of accommodating large scale office developments in the CBD few and far between developers are increasingly turning their attention to existing stock and looking at potential opportunities to add value to their assets.

In addition to 500 Bourke Street mentioned above other developments which have implemented a similar approach include 555 Bourke Street and 570 Bourke Street whereby redevelopments have sought to increase the Net Lettable Area (NLA) either via outward expansion to the boundary or upward with additional floors while also improving the pedestrian experience at street level via active retail frontages.

Generally these infill developments have occurred on underutilized plaza areas and while the amount of open space has been reduced, an improved quality of public space has been provided instead with greater interface between surrounding built form.

<h2>Comparative summary</h2>

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%">
<thead><tr>
<th>Attribute</th>
			<th>Existing</th>
			<th>2011 Scheme</th>
			<th>2014 Scheme</th>
		</tr></thead>
<tbody>
<tr>
<td>Office Addition to North</td>
			<td> </td>
			<td>18,196sqm</td>
			<td>4,478sqm</td>
		</tr>
<tr>
<td>Office Addition to South</td>
			<td> </td>
			<td>1,340sqm</td>
			<td>1,510sqm</td>
		</tr>
<tr>
<td>Total Office Area of Planning Submission</td>
			<td> </td>
			<td>36,028sqm</td>
			<td>19,455sqm</td>
		</tr>
<tr>
<td>Terrace Total Area</td>
			<td>0</td>
			<td>456sqm</td>
			<td>1,326sqm</td>
		</tr>
<tr>
<td>Retail Total Area</td>
			<td>70sqm</td>
			<td>460sqm</td>
			<td>1,543sqm</td>
		</tr>
<tr>
<td>Landscape Area</td>
			<td>168sqm</td>
			<td>0</td>
			<td>160sqm</td>
		</tr>
<tr>
<td>Public Space Shaded</td>
			<td>0</td>
			<td>655sqm</td>
			<td>360sqm</td>
		</tr>
<tr>
<td>Public Space Unshaded</td>
			<td>1,042sqm</td>
			<td>0</td>
			<td>111sqm</td>
		</tr>
<tr>
<td>Public Space Total</td>
			<td>1,210sqm</td>
			<td>655sqm</td>
			<td>631sqm</td>
		</tr>
</tbody>
</table>
</body></html>

360 Collins Street set for a makeover

<html><body>
Melbourne developer Piccolo's latest boutique apartment project, the aptly titled Elwood House, looks to build on the previous success of their Garden House in Carlton. Located at 2 Pine Avenue on the corner with Ormond Road, the 4-storey development will feature 31 luxury apartments and ground level retail to Ormond Road. Underpinning the intended quality of the development are apartment sizes, with two bedroom dwellings beginning at approximately 100sqm in size and beyond the $1 million barrier.

The display suite is highly impressive in itself - a shame that it will eventually be demolished to make way for the building - but it gives an excellent indication of what residents can expect. Interiors feature bespoke custom joinery and one colour palette - neutral - with a consistent tile finish to living areas, kitchens and bathrooms that also extends to the outdoor balconies. Carpets will be limited to bedrooms only.

<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/elwood_house_living_areas.jpg" rel="gallery-all" title="Elwood House typical open plan living area. © Piccolo"><img alt="" class="image-article-full-width-580px" height="252" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/elwood_house_living_areas.jpg?itok=RPU1yyAF" title="Elwood House typical open plan living area. © Piccolo" width="580"></a>

<figcaption>An Elwood House typical open plan living area. Image courtesy Piccolo Developments</figcaption></figure>Company founder Michael Piccolo described it best when he said, the project was all about "bringing the band back together" with the development team that delivered Garden House; Piccolo, Woods Bagot and Hecker Guthrie conspiring once more. This came about largely as a result of timing with Nick Karalis of Woods Bagot returning from an overseas sojourn just as Piccolo had settled on the site.

The building's exterior is best described as rich and textured, employing a variety of robust materials not unlike The Garden House, such as off form weathered concrete panels and hand-made Pedersen bricks from Denmark. The selected materials will extend the life of the building’s exterior and ensure little maintenance is required on the part of the residents.

Greenery is draped over balconies for a natural softer counterpoint to the harder surfaces of the facade. This common language and aesthetic reinforces the concept of Elwood House as the sister building to Garden House, and unlike traditional roofs which are typically constructed of metal sheeting on multi-unit developments, Elwood House will have a concrete roof for improved water proofing.

<blockquote>
The façade of Elwood House will be brick, concrete, metal and glass, without a painted surface, which will increase its longevity. The only thing you’ll need to do is clean the windows! Every apartment facing Pine Avenue and Ormond Road will have a planter terrace that will receive rainwater collected from rainwater tanks stored in the basement. A circular reticulation system will pump the water through the development and water all of the planters.
<cite>Michael Piccolo</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/elwood_house_close_up.jpg" rel="gallery-all" title="Composition of materials which make up the facade. © Piccolo"><img alt="" class="image-article-full-width-580px" height="252" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/elwood_house_close_up.jpg?itok=7eiI3U3u" title="Composition of materials which make up the facade. © Piccolo" width="580"></a>

<figcaption>Composition of materials which make up the facade. Image courtesy Piccolo Developments</figcaption></figure>The project features a number of built-in initiatives that will ensure future residents are able to move with, and embrace technology as it evolves, while also affording the building a 6-star green star rating. When founder Michael Piccolo test-drove a Tesla electric car recently, he began wondering just how soon electric vehicles will be embraced by Australians.

<blockquote>
When I drove the Tesla last year I thought, these are definitely coming to Australia. I believe that in 10 years, we will all be driving electric cars. This lead to the question, what can we do to prepare for that?
<cite>Michael Piccolo</cite>
</blockquote>

Consequently every car park in Elwood House's basement features its own 30-amp power point, which is designed to accommodate an electric vehicle. Each socket is connected back to the apartment's power metre to ensure that individuals are billed according to their electricity use. Requiring capital outlay from the developer's perspective, the move is considered a necessary step towards future-proofing the building for residents.

Further trends being incorporated into Elwood House include:

<ul>
<li>Rooftop solar panels that contribute electricity to supplement residents’ gas hot water systems</li>
	<li>Vast double-glazed windows to allow natural light in as well as provide thermal and acoustic insulation</li>
	<li>Study desks built into cabinets, with a laptop shelf and power point with two electric sockets and a built-in USB charger (these are also installed in each of the bedrooms and the USB chargers are 2.1 amps – suitable for tablets)</li>
	<li>Installation of infrastructure for optic fibre – all conduits are in place waiting for cables to be run in</li>
	<li>Set up of NBN box, ready for its arrival in Elwood</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/elwood_house_courtyard.jpg" rel="gallery-all" title="Common courtyard. © Piccolo"><img alt="" class="image-article-full-width-580px" height="561" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/elwood_house_courtyard.jpg?itok=TSPZIX_V" title="Common courtyard. © Piccolo" width="580"></a>

<figcaption>Common courtyard. Image courtesy Piccolo Developments</figcaption></figure>Michael Piccolo believes potential buyers will be drawn to the location due to its proximity to the beach while also being attracted to Elwood Village and the sense of community within the area. The quality of finishes and size of apartments is targeted largely towards the owner-occupier market. Asked of the potential for another 'House' project, Michael replied only if both the site and timing are right.

Elwood House is scheduled for construction commencement during July 2015 with completion expected by the end of 2016.
</body></html>

Michael Piccolo on the design virtues of Elwood House

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Apartments.com.au recently sat down for a chat with <a href="http://www.lucasre.com.au/">Lucas Real Estate</a> Managing Director Glen Lucas along with Director of Property Management and recent recipient of the Property Manager of the Year award, Dylan Emmett. On the agenda was the current state of the Docklands and its progress during the 15 years Lucas Real Estate has been active in the precinct. With an office located on Docklands Drive, it has provided Glen and the Lucas Real Estate team with first hand experience of the Docklands dynamic and its continued growth.

Recent criticism of the area, they say is unfounded and what Docklands really needs is time to develop, a continued influx of residents, some more quality food and beverage offerings and a waterfront drawcard that is unique to the area.

Apartments.com.au: Is it fair to say that you have had a heavy focus on Docklands? How did you come to be involved in the area?

Glen Lucas: I was in Docklands from 2000. I worked for MAB Corp for about 3 years and helped to set up Metro Real Estate which was their early real estate business, and then I began Lucas Real Estate. I had a property which one of the project developers wanted me to sell for him, which I did, but I didn’t realise so many owners down here were trying to lease their apartment out and they were sort of stuck with the developer and their real estate arm because there was no independent at that time. I was having people throw keys to me saying “Glen can you rent this out… can you sell this for me?”.

Very quickly my little business started to take off and a year or so later Mirvac approached me to buy their rent roll. Ultimately we bought their sales centre down at Yarra’s Edge and I guess that was my first retail real estate position location. In 2006 the market really began to rumble along and there were three of us that went there first, within a year there were about 10 of us and so on. I started ringing up Andrew Buxton asking “Andy when are you going to sell Metro Real Estate?” and every year he’d say “there’s a few agents after that Glenny”.

Eventually we purchased it and we’ve got a great relationship with MAB, we manage the marina down here on their behalf and also the car parking contracts as well.

We now have about 35 team members, two real estate offices and we’re really keen to open up an office in the CBD or Southbank, and even though we’ve looked at a few opportunities, we feel the best opportunity for us is to get the people and then proceed with the office.

UM: What are your thoughts on the current state of the market in Docklands?

GL: Last month was a ripper month for us with about 26 sales, very active with a lot of people making decisions and you know the really interesting figure is that 70% of our buyers are owner occupiers, and we see that as a real good news story for Docklands; that people are actually wanting to come down and live here in Docklands.

But I think the market is a bit patchy, it’s a different market altogether to other Melbourne areas such as Hawthorn, Kew, those sorts of areas where there’s a shortage of stock. Days on market average around 129; we average 71 days so it’s how you market and how you draw your people, but no we don’t have 20 groups coming through for an open for inspection, if we get 2 or 3 we feel that we’re pretty fortunate.

UM: What are resale values like in Docklands?

GL: If you go back to some of the earlier buildings you’ll get good gains, naturally the later buildings that are sold at $9,000-10,000/sqm are struggling to get to that sort of level although we do from time to time, but it depends on specific buildings. We’ve probably sold about half a dozen in The Quays that have either delivered people returns or close to.

I think what it comes down to is you hear a lot of reports on the market from out of area agents coming in here and not understanding Docklands, whereas our view is very simple: you have to explain what Docklands is going to look like in the future to prospective buyers. So if they have a reasonable understanding then they’ll pay a good price for the property. But if you try and sell it as someone who doesn’t know anything about the Docklands, who doesn’t know what the next tower is or infrastructure will bethen they’ll struggle.

Dylan Emmett: I think what we see down here, where there’s quality put into a development both the initial release, the secondary market and the rental market goes very strongly. Look at Mirvac's T5, which is a perfect scenario that when developer’s build quality stock people will pay good money for it.

UM: T5 would have to be one of the more sought after addresses in Docklands wouldn’t it?

GL: T5 was probably one of the better towers. 125sqm, two bedroom apartment with a 40sqm balcony and two car parks and as you guys would know, that’s a 3 bedroom or even a 4 bedroom in some other buildings. But then there’s also the facilities available was well and Mirvac certainly have a very good reputation and a good following. Their clientele generally consist of multiple buyers of Mirvac product – they do the databasing really well – so that when they do go to the market they can rely on about 20% of past clients buying into that building so their machine runs pretty well.

Lend Lease have done really well with their <a href="/buildings/concavo-8-waterside-place-docklands">Convesso Concavo</a> development as well - two high quality north facing towers; we'd love to get in there and be a bit more active.

<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/fullsizerender.jpg" rel="gallery-all" title="Lend Lease's Convesso Concavo at Victoria Harbour. © Urban.com.au"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/fullsizerender.jpg?itok=jrhs86sy" title="Lend Lease's Convesso Concavo at Victoria Harbour. © Urban.com.au" width="580"></a>

<figcaption>Lend Lease's Convesso Concavo at Victoria Harbour.</figcaption></figure>UM: How has it been for you watching the Docklands develop over the last 15 or so years?

GL: Amazing. I’d go on holidays, be away for say two weeks and then I’d be rushing in to see what’s gone up… some of the towers now, as you would know go up a floor a week. I’m glad Harbour Town has sold and that there will be major changes and renovations to Harbour Town.

UM: There was a figure floating around of something like $1B worth of investment in Harbour Town by Ashe Morgan, the new owners.

GL: Well there’s a lot of space back there so I really hope they do. ING just weren’t investing back in their real estate side of their business.

UM: As specialists in the area, in terms of a policy or infrastructure what would you like to see?

GL: In terms of policy, I’d like more attention put into transport in the area here. I think if you’re on the corner of Lorimer and Montague at 8:30 in the morning or 6 at night you have no idea where the traffic is going, you don’t know what lane you’re supposed to be in – it’s just insane that intersection! And if they’re building another 29 buildings at Fishermans Bend they’re going to have to really have to do something about the transport there for sure. I think it’s something that is pretty critical.

As far as any sort of attraction is concerned I think either the wave pool beach concept, or the fountain in the middle of Victoria Harbour would be fantastic attractions down here in Docklands. The area does need something that will draw people back down here to help the retailers and restaurateurs draw crowds down here.

UM: The immediate area at NewQuay and Harbour Town will be getting another good influx of residents with MAB’s <a href="http://www.aquipromenade.com.au/aquipromenade">Aqui</a> and <a href="http://www.newquaypromenade.com.au/home">NewQuay Promenade</a> developments together with HiapHoe’s <a href="/buildings/marina-tower-6-pearl-river-road-docklands">Marina Tower</a> and hotel now under construction.

GL: For sure, that will definitely go some way to helping the area along, it’s all a cycle.

<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_0368.jpg" rel="gallery-all" title="Aqui and NewQuay Promenade piling underway. © Urban.com.au"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_0368.jpg?itok=PmxbH1r3" title="Aqui and NewQuay Promenade piling underway. © Urban.com.au" width="580"></a>

<figcaption>Aqui and NewQuay Promenade piling underway.</figcaption></figure><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_0369.jpg" rel="gallery-all" title="Marina Tower and Four Points Sheraton also at piling stage. © Urban.com.au"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_0369.jpg?itok=rIaMeLaf" title="Marina Tower and Four Points Sheraton also at piling stage. © Urban.com.au" width="580"></a>

<figcaption>Marina Tower and Four Points Sheraton also at piling stage.</figcaption></figure>UM: What sort of demographic do you find moving to Docklands?

DE: Generally couples and empty nesters…

GL: The kids have left home and they're tossing up what they're going to do with their lives.

DE: A lot of their families are spread across Melbourne, left, right and center so it's a great position geographically for them to base themselves down here.

UM: Does it differ for the rental market?

GL: Actually, that's a good point.

DE: You still get a fair percentage of them but the majority of our renters are basically CBD workers.

GL: And not overseas students as some people like to believe. What percentage would they make up Dylan?

DE: Less than 5%. So very few. I think it's because we're a bit away from the universities so they still gravitate towards the CBD.

UM: Why do you think Docklands generates very little positive press in the media?

GL: I think it's an easy target for lazy journalists. They may have had a bad meal (laughs). They probably have a deadline and need an easy story so they pick between Tony Abbott or Docklands, they don't really understand that it's a developing suburb barely just over half way complete as we speak… there's a lot more to Docklands still to come.

UM: Planning experts and journalists often like to compare Docklands to the existing Hoddle Grid and criticise it for lacking the same atmosphere and activity. But if you look at Melbourne's CBD 20 years ago, and we're talking about an established city with over a century of history behind it, it was pretty much dead after work hours. You compare that to Docklands which is still establishing itself as part of the city but has only been around 15 years you can't expect the same result.

GL: And that's pretty much it. You've got to give it latitude and allow the growth to occur over time. There was a report just recently, maybe 3 or so months ago about vacancies in Docklands. It actually referred to water consumption in Docklands buildings.

Some company put out a report and a journalist picked it up and ran with it when in actual fact we have here less than 2% vacancy. We cannot get enough stock to satisfy the demand and number of inquiries we receive from renters averages 110 per week.

DE: The Quays is the best example of the most recently completed building whereby that was full within 4 and a half months and that's 500 apartments. Typically in the past it has taken up to six months to fill a building so I think it's a really good indication of the increased activity that we currently have in Docklands.

UM: Gentlemen, thank you both for your time.
</body></html>

Lucas Real Estate and the current state of play in Docklands

<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Laurence Dragomir

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