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As far back as Spring 2014 Beller Property Group director Andrew Fawell was noting a confluence of factors which has led the Melbourne property sector into a 'perfect storm.'

<blockquote>
The market in every property sector that we are involved in is firing on all cylinders at the moment. With historical low interest rates, this has compressed yields on all investment property both residential and commercial. This in turn has bolstered the markets appetite for risk and people are quite prepared to take on greater debt levels and lock in on low rates, given the low term deposit rates on offer.

All of our divisions have seen the continued heat being applied from the Asian market and, more specifically, from the Chinese market. This has added another layer of complexity to the Melbourne marketplace unseen before.
<cite>Andrew Fawell, Beller newsletter, Spring 2014</cite>
</blockquote>

With the above in mind Apartments.com.au sat down with Andrew Fawell, Beller Commercial director Fred Nucara and Beller Residential Sales Manager Robert German to gain a collective impression of where Beller see the market both now and into the future.

<h2>The current market</h2>

Since Andrew Fawell's comments last year, the Beller team believe the above factors have compounded further, causing the "Stars to align across all sectors." Be it buyers, sellers or renters across residential or commercial, active participants have it very good on all fronts.

In a macro sense, global investment yields are flat, prompting many investors to seek safehavens such as property. Describing banks as "going backwards" in the returns they can offer, the robust Melbourne property price increases, particularly in detached dwellings, are a tasty investment for overseas and domestic investors.

Tied in with this trend is the fall in the AUD which Beller believes is at an ideal level to keep the market churning.

Overall Beller see the market as highly dynamic. Fred Nucara states that data collected six months ago often has little relevance to that which is occurring now, pointing toward the need to pound the pavement in order to get a feel for current conditions and sentiment.

<h2>Buyers and sellers</h2>

Speaking of the current vendor market, Robert German describes the relationship where confidence in the market is relative to greed. That is, prospective vendors view the lofty results achieved on certain properties (land development sites or private housing) and assume that they will attain the same outcome. At this point the lure of increased returns may well blind reality, leading to unattainable expectations bolstered by a sometimes misplaced confidence gained from a robust market.

Heavily influenced by overseas buyers, the Melbourne apartment market is viewed by Beller as a unique beast with its own set of challenges and opportunities. Described as patchy by the Beller team, it is at the moment a suburb by suburb prospect with middle ring suburbs in favour.

Given the enormous mass of apartments currently under construction in Melbourne's CBD, Andrew Fawell believes that apartments buyers can still achieve value for money purchases away from inner Melbourne on the proviso that they place emphasis on location, amenity and transport. Further to this Beller expects to see an increased divergence of Asian-based property developers away from Melbourne's CBD and into smaller-scale, high quality suburban apartment developments.

On the rental front, renters will continue to enjoy the continuous flow of newly completed apartments into the market, particularly throughout inner Melbourne. This will serve to suppress sizeable rental increases for the time being.

<h2>The seven year itch</h2>

Empirical evidence would suggest that Melbourne's 7-8 year development cycle is due to make itself felt in the not-too-distant future. From the cooling-off that occurred during the early 2000's post the apartment sales boom capped off by Eureka Tower, to the Lehman Brothers event of 2008 and its flow-on effects, Beller subscribe to the theory that an 'event' is due which will alter the current market dynamic.

Noting that all good things must come to an end, Fred Nucara spoke of the necessity for potential property buyers and sellers not to dismiss or ignore the property cycle, as change is inevitable. Quizzed on what likely event would trigger a 'black swan moment', a range of smiles and multiple machination were on show. Million-dollar questions aside, the Beller team talk of a unpredicted event that will trigger a domino effect that will sent market fundamentals into a spin.

So what does this all mean in the eyes of Beller Property Group?

<h2>Decision time</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/cycle-clock-web.gif" rel="gallery-all" title="The cycle clock. Image courtesy Quartile"><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/cycle-clock-web.gif?itok=h8ssUXvx" title="The cycle clock. Image courtesy Quartile" width="580"></a>

<figcaption>The cycle clock. Image courtesy Quartile</figcaption></figure>Once more emphasising that change is inevitable, Beller Group are urging their existing and potential customers to act now rather than hold out in the hope of greater returns. In their belief, change to the current market dynamic is nigh, and that the 'prefect storm' of conditions that are in place currently cannot last.

Asked as to whether this is a self-serving argument in which they stand to gain, the team answered that is may sound like the case but historically the 'unseen event' is due which will disappoint those intended property participants who remain inactive in the short to medium term.

Paraphrasing Andrew Fawell in summing-up the discussion; the current strong market is the time to transact - if you're able to do so, don't hold back!

Lead image courtesy wowplanetearth.com.
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silvermb

When will the perfect storm break? Beller Property Group voice their opinion

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It looks increasingly likely that one of a pack of underwhelming buildings which front Swanston Street in Carlton will undergo an exterior rejuvenation shortly. Completed during 2004, Arrow on Swanston at 470-496 Swanston Street is defined by its precast exterior, but not necessarily for long.

Client Livingsprings Pty Ltd has enlisted Melbourne architecture and urban planning firm <a href="http://www.particular.ch/">Particular</a> to devise a refurbishment &amp; addition works program that will see new life given to the drab structure. City of Melbourne have given notice to approve the project in recent weeks, advancing the multi-million dollar project closer to reality​.

<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/setwidth980-ar01-lvl-10-web2.jpg" rel="gallery-all" title="Expected rooftop loft suites extension. Image courtesy Particular"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/setwidth980-ar01-lvl-10-web2.jpg?itok=9gHk6FPJ" title="Expected rooftop loft suites extension. Image courtesy Particular" width="580"></a>

<figcaption>Expected rooftop loft suites extension. Image courtesy Particular</figcaption></figure>Particular list the project on their website as commencing shortly, with the existing 3.5 star serviced apartment and student accommodation building expected to receive a decidedly golden upgrade. Masses of vertical fins will be applied over the facade along with new finishes to balconies and windows which will bring a higher degree of articulation to the existing building's exterior.

Up high a rooftop loft suite extension will see six additional gold-clad dwellings added, while the current mid-building car park entry point off Swanston Street will be relocated to the southern boundary via a laneway.

While the homogenous blob that is the current structure has come in for attention, it's at street level where Particular's revised 470-496 Swanston Street design gains another facet.

<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/setwidth980-ar01-grand-entrance-web.jpg" rel="gallery-all" title="A new steet level interface. Image courtesy Particular"><img alt="" class="image-article-full-width-580px" height="773" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/setwidth980-ar01-grand-entrance-web.jpg?itok=31F9rnPE" title="A new steet level interface. Image courtesy Particular" width="580"></a>

<figcaption>A new street level interface. Image courtesy Particular</figcaption></figure>Renders sourced via Particular show a much softer presentation to Swanston Street with timber, greenery and gold highlights set to replace precast and reflective glass which offers little by way of interaction from Swanston Street. An alfresco area and stone sidewalk are included within the project renders, as is a lobby set back from Swanston Street, which aids in decluttering the building's street level interface.

Particular also mention a new niche retail and food precinct located along the base of 470-496 Swanston Street, with two separate applications presented to City of Melbourne for assessment. Combined they seek to provide a mixture or licensed restaurants and retail tenancies, plus a ground/basement function centre.

<h2>Comment</h2>

Book-ended by RMIT and Melbourne University, Carlton's stretch of Swanston Street could have easily become a showcase for amazing contemporary, design as the majority of buildings developed along the strip were done so in the last decade. Rather, it has become a horrible homage to precast concrete and cheap student digs with a distinct lack of built form/street level character.

Fender Katsalidis' <a href="http://www.fkaustralia.com/project/s/name/astorial/">Astorial</a> aside, the list of substandard residential buildings is long. The initial Arrow on Swanston is joined by Apartments Uropa, Brookes Gillespie House, Eastern Precinct, Micasa 8, Swanston Student Complex and the more recently Tune Hotel.

<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/image38_0.jpg" rel="gallery-all" title="Overt your eyes"><img alt="" class="image-article-full-width-580px" height="546" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image38_0.jpg?itok=AieCRA_k" title="Avert your eyes" width="580"></a>

<figcaption>Avert your eyes</figcaption></figure>The new Arrow on Swanston looks to be a step in the right direction toward a more dynamic, engaging streetscape and built form outcome. Unfortunately much of the rest of Swanston Street in this area has been permanently scarred by the ill-though-out design and planning decisions of the past.

Still one resurrection is better than none.
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Righting a Swanston Street wrong

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A development set to reshape <a href="/new-apartments/brunswick-east-vic-3057">East Brunswick's</a> landscape has taken another step forward in a drawn-out approvals process. Primarily fronting Nicholson Street, <a href="/buildings/east-brunswick-village-3-bluestone-way-brunswick-east">East Brunswick Village</a> is a sprawling site which first came to light during 2007 when the then Bridgehead Properties Pty Ltd purchased the site with the expectation of a large-scale urban renewal project.

With a development plan approved during October 2012, only last month has Moreland City Council's Urban Planning Committee convened to consider the merits of detailed plans submitted for approval. Between this period it was reported that developer <a href="/developers/banco-group">Banco Group</a> expanded the landholding available for development by <a href="http://www.smh.com.au/business/property/new-day-beckons-for-super-tuesday-building-in-spencer-street-west-melbourne-20141003-10p776">purchasing an adjoining 8,700sqm block</a>, in addition to the initial 1.9 hectares available.

<h2>East Brunswick Village summary</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/1250-ebv-g3.jpg" rel="gallery-all" title="Early vision for East Brunswick Village. Image courtesy JAM Architects"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1250-ebv-g3.jpg?itok=2mrtKfO9" title="Early vision for East Brunswick Village. Image courtesy JAM Architects" width="580"></a>

<figcaption>Early vision for East Brunswick Village. Image courtesy <a href="/architects/jam-architects">JAM Architects</a></figcaption></figure><ul>
<li>21,300 square metre site - frontage to Nicholson Street, John Street and Elm Grove</li>
	<li>Seven buildings - three 5 storey buildings and four 6 storey buildings over 2 basement levels</li>
	<li>603 dwellings - 241 x 1 bedroom; 360 x 2 bedroom; 2 x 3 bedroom</li>
	<li>24 hour supermarket - most likely Coles</li>
	<li>17 retail outlets, 3 food/drink outlets</li>
	<li>5 home offices</li>
	<li>748 car parking spaces and 752 bicycle spaces</li>
</ul>
<h2>A staged development</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/image23_2.jpg" rel="gallery-all" title="Current ground floor layout. Image courtesy JAM Architects"><img alt="" class="image-article-full-width-580px" height="394" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image23_2.jpg?itok=bevKqApY" title="Current ground floor layout. Image courtesy JAM Architects" width="580"></a>

<figcaption>Current ground floor layout. Image courtesy JAM Architects</figcaption></figure>It's proposed that the precinct be delivered in two distinct stages, owing to the sheer size of the development. Stage One would consist of three buildings closest to Nicholson Street, including that containing the full-line supermarket.

Shown to the right in the above schematic, Stage One would also see the delivery of the associated basement levels for 526 vehicles and 614 bicycle bays, plus public realm works including 'Main street', internal roads and pedestrian/cycle connections to Rickard and Gamble Streets. 292 apartments, the aforementioned supermarket, 12 retails outlets and 1 home office are also included.

The balance of the development site is slated for Stage Two, where the four remaining lots would see 311 additional apartments, 5 retail spaces, 4 home offices and additional vehicle/bicycle facilities delivered.

<h2>Council Recommendation</h2>

<blockquote>
That a Planning Permit No. MPS/2013/979 be issued for the staged construction of buildings and works comprising the development of the land for seven buildings (three 5 storey buildings and four 6 storey buildings over 2 basement levels), containing multiple dwellings, a supermarket, shops, food and drink premises and offices, use of the land for dwellings, creation of access to a Road Zone, Category 1, and a reduction of the car parking requirements at 127-137, 139 &amp; part 149 Nicholson Street, Brunswick East.
<cite>Urban Planning Committee</cite>
</blockquote>

As tends to be the case the expected permit is subject to a list of conditions as stipulated by the Urban Planning Committee, but given the current plans adhere to the originally endorsed development plan, final approval for East Brunswick Village seems a formality.

<h2>A sustained partnership</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/image25_0.jpg" rel="gallery-all" title="Assorted JAM Architects projects for Banco Group. Images courtesy JAM Architects"><img alt="" class="image-article-full-width-580px" height="257" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image25_0.jpg?itok=UpjyZP0z" title="Assorted JAM Architects projects for Banco Group. Images courtesy JAM Architects" width="580"></a>

<figcaption>Assorted JAM Architects projects for Banco Group. Images courtesy JAM Architects</figcaption></figure>JAM Architects have had a long relationship as the preferred architect for Banco Group, with a string of projects spanning the better part of a decade. From a tri-towered scheme for a Kavanagh Street Southbank supersite that never proceeded to a string of inner suburban apartment projects at all stages of the development cycle, the duo have formed a sustained relationship.

Favouring the inner northern suburbs, Banco Group's East Brunswick Village joins <a href="/buildings/smith-co-132-172-smith-street-collingwood">Smith&amp;Co.</a> as another large-scale inner-city project yielding hundreds of apartments. 2 Plenty Road was completed a few short years ago while <a href="/new-apartments/519-537-sydney-road-coburg">511-517 Sydney Road</a> and <a href="/buildings/seamstress-11-13-lygon-street-brunswick-east">11-13 Lygon Street</a> are also reported to be Banco Group projects that the architect has delivered, but have yet to proceed.
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East Brunswick Village a step closer to reality

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The second installment of the PaintUp! series has recently been completed, gracing Rutledge Lane within Melbourne's CBD. The larger than life mural in an altogether difficult area to spot, is the work of artist DVate and was completed with the help of high access machinery.

Best viewed from the adjoining multi-level car park, the work is the result of a City of Melbourne/Hosier Inc initiative which hopes to further activate the Hosier-Rutledge precinct. March 2014 witnessed the <a href="/news/paint-up-hosier-lane-reaches-for-the-sky">first PaintUp!</a> take shape, which saw a mural of an Aboriginal boy created over the real of 161 Finders Lane.

<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_6546.jpg" rel="gallery-all" title="PaintUp! round two"><img alt="" class="image-article-full-width-580px" height="870" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_6546.jpg?itok=ryXcAXvs" title="PaintUp! round two" width="580"></a>

<figcaption>PaintUp! round two</figcaption></figure>On a different note parts of Hosier Lane face an uncertain future with the approved Forum Theatre regeneration which includes a 107 metre mixed-use tower holding laneway frontage, subject to a <a href="http://www.theage.com.au/victoria/david-marriners-forum-theatre-project-on-hosier-lane-faces-mounting-legal-challenges-20150310-13zu1y">legal challenge</a>. With the tower 67 metres above the preferred but not binding height limit for the area, opponents believe the structure will have an excessive impact upon what is one of Melbourne's biggest tourist drawcards and historic low-rise precincts.

As reported during early March, the approved scheme was before a planning tribunal with an outcome expected to be made public in the not too distant future.

<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_6518.jpg" rel="gallery-all" title="A quiet Sunday morning"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_6518.jpg?itok=0HGa3iUp" title="A quiet Sunday morning" width="580"></a>

<figcaption>A quiet Sunday morning</figcaption></figure>View the image set below of what's new on and around Hosier and Rutledge Lanes.
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Rutledge Lane reaches for the sky

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A design can now be put to the news reported upon during late 2014 concerning Brady Group's latest intended Melbourne project. 280 Queen Street has been in and out of planning for the best part of four years, but with the news that Brady Group is the <a href="http://www.smh.com.au/business/brady-group-push-to-develop-80level-queen-street-tower-20141111-11k5jn">intended developer</a> of the mid-CBD site, the chances of the current scheme progressing beyond approval have increased dramatically.

Weighing in at over 250 metres in height and located in an elevated part of the CBD, 280 Queen Street may become one of the more prominent buildings to grace Melbourne's skyline in years to come. Or even sooner as according to the article linked above Brady Group intent to proceed with the project in a relatively short time-frame.

<h2>Application summary</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/image18_1.jpg" rel="gallery-all" title="280 Queen Street. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image18_1.jpg?itok=ouwGMcCJ" title="280 Queen Street. Image © Peddle Thorp" width="580"></a>

<figcaption>280 Queen Street. Image © Peddle Thorp</figcaption></figure><ul>
<li>Planning application submitted October 2014</li>
	<li>Current 1,290sqm site currently used as four and five storey office building</li>
	<li>Proposed 80 level mixed-use tower at 254.62 metres</li>
	<li>589 apartments - 242*1BR / 287 * 2BR / 36*3BR</li>
	<li>Included are 23 Penthouses and one custom design penthouse</li>
	<li>1,400.2sqm office space through podium</li>
	<li>322.4sqm retail space</li>
	<li>504sqm residential communal facilities</li>
	<li>130 basement car parking spaces</li>
</ul>
<h2>Apartments and penthouses</h2>

Dwellings within the project begin within the podium, fronting both Little Lonsdale to the north and Queen Street to the west. Beyond the podium a generic floor plan covers levels 9-35 and 37-63 where 9 apartments per floor is the norm, split between one and two bedroom options.

Sitting atop the penthouse floors is a split level custom designed penthouse located over levels 76/77. The lower floor contains 290.2sqm of internal space while the upper floor contains 265.6sqm, allowing a sizeable dwelling with unimpeded views given there are no towers of equal height either existing or planned nearby.

<h2>Finlay Lane retained</h2>

<blockquote>
There is an existing easement along the east boundary that joins with Finlay Lane, an ‘L’ shaped service lane, which connects to Queen Street. The existing easement and Finlay Lane provide rear access to the adjoining buildings. The lane is covered in registered street art. The proposed development seeks to maintain a predominately hard edge to this boundary with openings for vehicle access and loading. This will provide opportunities for future street art along the majority of these walls, maintaining the existing character of this lane.
<cite>Urbis - Town Planning Report</cite>
</blockquote>

<h2>Previous incarnations</h2>

Peddle Thorp have been active on the site in question for some years, initially devising a scheme for an office tower in excess of 200 metres, carrying a dappled facade. That particular scheme was superseded by another Peddle Thorp design which gained approval during 2013.

Championed by developers with little experience, the site lent itself to being onsold post approval resulting in the third and current version up for approval.

<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/image17_0.jpg" rel="gallery-all" title="Early versions of 280 Queen Street. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="286" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image17_0.jpg?itok=R-VtlLYJ" title="Early versions of 280 Queen Street. Image © Peddle Thorp" width="580"></a>

<figcaption>Early versions of 280 Queen Street. Image © Peddle Thorp</figcaption></figure>Also worthy of mention is that the current proposal for 280 Queen Street includes inactive precast panels to its eastern facade, reaching mid way up the tower. This is likely in response to the adjoining property at <a href="/buildings/399-little-lonsdale-street-melbourne">399 Little Lonsdale Street</a> which is also subject to a current 200 metre planning application.

399 Little Lonsdale Street's western-facing facade is also heavy with precast elements, albeit slightly activated with the sparse use of windows. Both proposals almost butt one another; the use of precast panels may go some way to mitigating concerns planning authorities may have about proximity.

<h2>Comment</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/image14_0.jpg" rel="gallery-all" title="Artist's impressions of the proposed development. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="440" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image14_0.jpg?itok=v7xEGKVR" title="Artist's impressions of the proposed development. Image © Peddle Thorp" width="580"></a>

<figcaption>Artist's impressions of the proposed development. Image © Peddle Thorp</figcaption></figure>The tower element of the design receives two thumbs up. With a bowed northern aspect and slanted roof profile, it adds more to the skyline than merely another rectangular box. Viewed from east and west, the asymmetrical apex is a worthwhile design feature.

Conversely the podium as presented in the renders looks less than ideal. In a case of 'misconstrued' rendering what looks to be a large blank orange volume is actually timber screening over activated levels while the yellow protrusion above the main entry is gold metal cladding. Fair to say it's quite hard to conceptualise the qualities of the podium based on the render above.

On the face of it the podium doesn't slot seamlessly into its surrounds.

Regardless Peddle Thorp have made the immediate area their own with 280 Queen Street joining the completed Melbourne Star and Melbourne Sky apartment towers (both Brady Group projects), in addition to <a href="/developments/melbourne-vic-3000">278 Little Lonsdale</a> which is at planning. Add the under construction Vision and the Brady Group-Peddle Thorp alliance is defined by a handful of deep blue towers dominating the area.

<h2>Development team</h2>

<ul>
<li>Developer: 280 Queen Pty Ltd / Brady Group</li>
	<li>Urban context report: Peddle Thorp Architects</li>
	<li>Architectural plans: Peddle Thorp Architects</li>
	<li>Town planning: Urbis</li>
	<li>Traffic and Transport Assessment: Cardno</li>
	<li>ESD report: Sustainable Built Environments</li>
	<li>Wind Assessment: MEL Consultants</li>
	<li>Waste Management:y Leigh Design</li>
</ul>
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Planning Application: 280 Queen Street, Melbourne

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City of Melbourne have initiated a third installment of the <a href="http://participate.melbourne.vic.gov.au/projects/placesforpeople/">Places for People</a> study. The study seeks resident, worker, student and visitor feedback on a variety of issues and experiences that relate to everyday life in the heart of Melbourne.

According to the study website, the key aim of Places for People is to gain a greater understanding of how people are using the city. The feedback collected will in turn allow City of Melbourne to work towards the realisation of liveable neighbourhoods, where local goods, services and infrastructure meet people’s daily needs and can be accessed by foot.

First initiated during 1994, the Places for People study sought to understand how public space was utilised throughout the city. Subsequent study periods have been expanded in their research criteria.

<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/image10_0.jpg" rel="gallery-all" title="City of Melbourne is seeking feedback"><img alt="" class="image-article-full-width-580px" height="97" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image10_0.jpg?itok=jmg1tfWz" title="City of Melbourne is seeking feedback" width="580"></a>

<figcaption>City of Melbourne is seeking feedback</figcaption></figure><blockquote>
Every 10 years we have put Melbourne under the microscope to observe how public space shapes people’s experience of the city. This investigation and resulting analysis helps us plan for the next decade and beyond.

In this third study we want to hear directly from members of the community about how well their neighbourhood is meeting their daily needs. This will help us better understand the neighbourhoods we have and plan for the neighbourhoods we need. We want to zoom in and hear about how people actually access daily requirements, from fresh food and groceries to education, recreation and community services.
<cite>Lord Mayor Robert Doyle</cite>
</blockquote>

The 2015 version of Places for People will focus on both quantitative and qualitative methods of enquiry. While quantitative research examines the use and built form of Melbourne’s public spaces, and for the most has been completed, the other key probe is qualitative research.

This involves gathering data on "How people perceive Melbourne as their city, and more specifically, how they use and experience their local neighbourhoods." Initial qualitative research was conducted during Melbourne Knowledge Week 2014 with the current open period seeking to further enhance/validate gathered data.

The 2015 Places for People study has expanded to include Docklands for the first time. The first two Places for People studies helped influence urban design across the city and the reshaping of key public spaces and the 2015 version will aid with future planning and urban design considerations.

<blockquote>
Our city is growing at a rapid pace and it’s critical that we take a snapshot of our current urban life to observe and analyse how the city is functioning. Places for People 2015 will provide the city with a better understanding of people’s daily reality and will inform our future thinking and planning to make Melbourne the best city it can be.
<cite>Lord Mayor Robert Doyle</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/image11_0.jpg" rel="gallery-all" title="A defined City of Melbourne "><img alt="" class="image-article-full-width-580px" height="405" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image11_0.jpg?itok=OKk2zSCc" title="A defined City of Melbourne " width="580"></a>

<figcaption>A defined City of Melbourne</figcaption></figure>Places for People is now open and will continue until April 26th. Nine physical pop-up locations are available across City of Melbourne, with online submissions also available via <a href="http://participate.melbourne.vic.gov.au/projects/placesforpeople/">Places for People</a>.

Analysis of the data will follow with findings to be progressively released beyond July of this year.

Lead image courtesy tomsimpson.tv.
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Making the City of Melbourne a better place for people

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Another nod to the unique talents of Lyons Architecture opened its doors during the early stages of 2015. Monash University's Clayton campus is home to Green Chemical Futures, a multi-level complex dedicated toward academic and industrial research within the chemicals sector.

A culmination of a Federal Government initiative that began during 2000, Green Chemical Futures is the latest Lyons-designed building to challenge conventional design. With the main east-facing facade reminiscent of a molecular structure, Green Chemical Futures also caters for Monash University's School of Chemistry

Green Chemical Futures' lower levels contain teaching and learning spaces while the upper floors will house research and translational facilities. Still the exterior makes the building. In typical Lyons fashion a range of colours, shapes and finishes have been applied to create a world-class form, without needing to sacrifice function.

<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_6015.jpg" rel="gallery-all" title="Green Chemical Futures "><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_6015.jpg?itok=oo2YOrUT" title="Green Chemical Futures " width="580"></a>

<figcaption>Green Chemical Futures</figcaption></figure><h2>Features and capabilities</h2>

<ul>
<li>9500 square metre multi-level, 5 star green rated building</li>
	<li>Budget: $79.56 million - funded by the Federal Government</li>
	<li>Location: North West Precinct at Monash University's Clayton Campus</li>
	<li>In excess of 100 chemists and engineers will work within the complex</li>
	<li>17 specialist sectors, training programmes for industry practitioners and new laboratory spaces</li>
	<li>New laboratory spaces available for over 1000 students and 100 industry partners</li>
</ul>
<blockquote>
GCF will support the academic and industrial research within the chemicals sector in Australia and will provide world-class research to expand Australia's 'green workforce'.

Green Chemical Futures will house over 100 chemists and engineers and allow the growth of basic science research to targeted industry-driven research. It will have 17 specialist sectors, training programmes for industry practitioners and new laboratory spaces available for over 1000 students and 100 industry partners.

The lower levels of the building will contain teaching and learning spaces and the upper floors will house research and translational facilities, with double-height foyer and voids spaces linking the levels and collaboration spaces throughout.
<cite>Monash University</cite>
</blockquote>

Capabilities include:

<ul>
<li>Green analytical/separation/polymer chemistry</li>
	<li>Cleaner synthesis - organic, inorganic and organometallic</li>
	<li>Catalysis and bio-catalysis</li>
	<li>Green electro- and photo-chemistry</li>
	<li>Bioconversion - New materials from biomass</li>
	<li>Biomimetic devices</li>
	<li>Nanomaterials</li>
	<li>Professional education and training</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/img_6025.jpg" rel="gallery-all" title="GCF's interior stair case"><img alt="" class="image-article-full-width-580px" height="870" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_6025.jpg?itok=B2CM8m0a" title="GCF's interior stair case" width="580"></a>

<figcaption>GCF's interior stair case</figcaption></figure>In addition to the main works which were undertaken by Lend Lease, Australian Native Landscape Constructions is in the process of rolling out landscaping and civil works for the project. The area surrounding Green Chemical Futures was designed by Outlines Landscape Architects and includes multiple lawn areas, in excess of 7,000sqm of paving, decking and 5,500sqm of soft landscaping.

The Green Chemical Futures buildings follows in the footsteps of another Lyons design close by, namely <a href="/news/a-lyons-masterclass">New Horizons</a> which was completed during 2013.

<h2>Next in line</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/image8_0.jpg" rel="gallery-all" title="Brimbank Community and Civic Centre. Image courtesy Lyons"><img alt="" class="image-article-full-width-580px" height="317" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image8_0.jpg?itok=cwnM7Qbx" title="Brimbank Community and Civic Centre. Image courtesy Lyons" width="580"></a>

<figcaption>Brimbank Community and Civic Centre. Image courtesy Lyons</figcaption></figure>Melbourne won't have to wait long for the next Lyons project to take shape with their scheme for City of Brimbank's new Community and Civic Centre in its infancy. Kane Constructions are in charge of the project which will see a new 12,000sqm complex replace the former Sunshine Library site at Hampshire Road, Sunshine.

With a new library, community spaces and municipal offices included within the development, the exterior will carry a typically a-typical Lyons finish with orange/yellow highlight drawing upon the City of Brimbank logo and a sawtooth design harking upon the site's former use. Lyons were appointed to the project following an invited design competition.

<h2>Comment</h2>

The staff at Apartments.com.au have had the opportunity to meet and peruse many an architectural office in recent times and often enough the office/work environment is reflective of the firm in question. Whether it's austere, brash or minimalist, a parallel can often enough be drawn.

I haven't seen the internal workings of Lyons' office but I could guess it to be similar to Charlie and the Chocolate Factory. I'm an unabashed fan of their work as it hits a point on the design 'spectrum' that no other firm does.

The firm's educational, research and civic projects simply don't conform to sensibility, and that's what makes Lyons Architecture one of a kind… let's see some more!

Enjoy the image set of Monash University's Green Chemical Futures building below.
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Green Chemical Futures another Lyons marvel

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If you look back at the history of Richmond Station's proposed redevelopment, it begins to sound altogether very familiar - much like the proposed deck over the Jolimont Railyards which it abuts - and altogether very average. The sustained inability of successive governments to achieve anything more than chatter about the project is a poor reflection on the State's inability to deliver on this particular project.

Talk of the redevelopment has intermittently surfaced over the last decade, with seemingly no concrete process in place to advance the cause. Multi-disciplinary firm GHD produced the ZERO concept (seen below) for the site during 2007/2008, it was placed <a href="http://www.heraldsun.com.au/news/victoria/all-change-at-richmond-station/story-e6frf7kx-1226007837931">on the agenda</a> by then minister Matthew Guy during 2011, and <a href="http://www.theage.com.au/victoria/richmond-station-lined-up-for-major-revamp-20140526-38zdb">once again</a> during 2014.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/855253-richmond-station-revamp_0.jpg" rel="gallery-all" title="Zero by GHD"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/855253-richmond-station-revamp_0.jpg?itok=ok41psUP" title="Zero by GHD" width="580"></a>

<figcaption>Zero by GHD</figcaption></figure>The Property Council of Australia consider it as one of their 20 best and most crucial development sites in Victoria, yet a sweep of the Major Projects Victoria, VicTrack or Places Victoria websites has it absent from all three. Granted the project is not the highest priority on the State to-do list, but nor is it a project worth disregarding by Spring Street; at least that's the impression garnered from the distinct lack of public activity surrounding the project.

<h2>Enter another concept</h2>

In what seems to be a creative exercise Fraser Paxton Architects have recently added a design for a renewed Richmond Station to their website. While nothing more than a concept, the design does explore the possibilities of adding any potential development bulk west of the station in what would be the likely positioning of any high-rise towers, should any development occur down the track… so to speak.

<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/image1fpx.jpg" rel="gallery-all" title="Richmond Station redevelopment concept. Image courtesy Fraser Paxton"><img alt="" class="image-article-full-width-580px" height="170" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image1fpx.jpg?itok=oScCHLi8" title="Richmond Station redevelopment concept. Image courtesy Fraser Paxton" width="580"></a>

<figcaption>Richmond Station redevelopment concept. Image courtesy Fraser Paxton</figcaption></figure><blockquote>
Long will this site be argued about by the bureaucrats. One of the most underused and under developed sites in Melbourne, we thought it would be a good idea to give it a kick start and have a crack at designing what it needs.

450 residential units soar toward the city in a horizontal skyscraper filled wih amenity and retail through it's belly that scrapes the rail below.

Homage to the MCG by not blocking any view to it, this building would be magnificent, stretching, trying to reach the city and in it's finest moment, accessing 12 train lines to different part of metropolitan Melbourne right at it's door step.
<cite>Fraser Paxton Architects</cite>
</blockquote>

As is the case with the many times spoken of deck and civic space over the Jolimont Railyards, any revamp of Richmond Station looks like little more than a pipe dream at this stage. Maybe it's time Major Projects Victoria look a leaf out of the <a href="/news/jewell-stations-redevelopment-a-step-closer">Jewell Station redevelopment</a> book which sees a State-owned enterprise partner with a private developer to create a viable redevelopment plan for a key infrastructure asset; after all managing complex public private partnership construction projects under the Partnerships Victoria framework is part of Major Projects Victoria's charter.

Under a public private partnership Richmond Station's proposed redevelopment could be pushed through at a much quicker pace whilst in theory still maintaining key public design features such as amenity and public permeability etc. that are often neglected by purely private developments.
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Has Richmond Station's revamp disappeared into the ether?

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Foreshadowed in an <a href="/news/plus-architecture-begins-2015-with-a-bang">article earlier this year</a> highlighting the exploits of Plus Architecture, one of the firm's most recent schemes has landed with City of Stonnington during early March and is now on public display. Currently a nondescript dual level commercial complex somewhat out of place as opposed to its nineteenth and early twentieth century neighbours, 402-416 Chapel Street is designed to be a 12 level mixed-use development holding prime position on the sought-after retail and entertainment strip.

Holding 75 metres of frontage to Chapel Street and bound by Simmons Street, Bray Street and Grey Street, the island site is one of only two large-scale plots capable of accommodating a significant development along Chapel Street; the other cited within planning documents as the Jam Factory. Subject to a preferred height limit of 19 metres, 402-416 Chapel Street weighs in at double Stonnington's preference, yet the non mandatory height guideline provides scope for a larger structure onsite.

<h2>402-416 Chapel Street application summary</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/image83.jpg" rel="gallery-all" title="Hero perspective of the proposed development. Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="365" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image83.jpg?itok=fEYf64pG" title="Hero perspective of the proposed development. Image courtesy Plus Architecture" width="580"></a>

<figcaption>Hero perspective of the proposed development. Image courtesy Plus Architecture</figcaption></figure><ul>
<li>Existing use: two-storey commercial building</li>
	<li>Site area: 3,306sqm</li>
	<li>Proposed 12 level mixed-use building at 39.9m</li>
	<li>99 residential dwellings: 39*1BR, 57*2BR, 3*3BR</li>
	<li>157 room residential hotel</li>
	<li>1,016sqm of retail (shop) floor space &amp; 719sqm of restaurant space</li>
	<li>820sqm of commercial office space</li>
	<li>Gym, lounges, pool deck and breakfast bar included</li>
	<li>Provision of 248 car parking spaces and 108 bicycle spaces over three basement levels</li>
</ul>
<h2>Big on Chapel</h2>

<iframe frameborder="0" height="450" src="https://www.google.com/maps/embed?pb=!1m0!3m2!1sen!2sau!4v1427196546133!6m8!1m7!1scxwQtG3p5deCfx4bq_Mung!2m2!1d-37.845209!2d144.994469!3f95.42771499686802!4f3.57326196813041!5f0.4000000000000002" style="border:0" width="600"></iframe>

As can be seen above the Chapel Plaza complex onsite contains very little architectural merit and as such lends itself to replacement. Chapel Plaza is included within a general heritage overlay covering the wider Chapel Street Precinct, but the site itself has no heritage value.

Consequently the attached heritage assessment focuses on the development's place within a larger Chapel Street context, which is summarised below:

<blockquote>
The proposal will remove an ungraded late-twentieth century building of no architectural, aesthetic or historic value to the HO126 Chapel Street Precinct. On this basis, the removal of this building is acceptable from a heritage perspective.

The proposal is consistent with Council heritage policy to enhance places of cultural significance. It is also consistent with policy that new works should not adversely affect heritage places. The mixed-use development is designed in accordance with strategies and objectives of the ‘Chapel Vision’ and ‘Chapel re-Vision’ structure plans, by maintaining this street’s role as a premier commercial and entertainment district in Melbourne, but balanced with retaining the street’s established heritage character.
<cite>Peter Andrew Barrett, architectural conservation consultant</cite>
</blockquote>

This assertion on building scale and impact upon surrounding areas is further backed by the following statement:

<blockquote>
The built form controls, as worded, are ‘preferred’ and are not mandatory controls. The proposal is considered capable of satisfying the design objectives and built form outcomes prescribed by the Design and Development Overlay without meeting all of its prescriptive controls.

The development has been designed in distinct components with a composition that is complex and varied. This includes a base podium, which is addressed to Chapel Street. A mid-rise element to six storeys and a high-rise tower that through orientation and recessing provides the appearance of two separate structures.
<cite>SJB Planning, 402-416 Chapel Street planning report</cite>
</blockquote>

<h2>Street level beat</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/image87.jpg" rel="gallery-all" title="Chapel Street frontage. Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="361" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image87.jpg?itok=NGs5vjG0" title="Chapel Street frontage. Image courtesy Plus Architecture" width="580"></a>

<figcaption>Chapel Street frontage. Image courtesy Plus Architecture</figcaption></figure>Considering the sizeable girth and height of 402-416 Chapel Street, Plus Architecture have sought to refine the considerable street frontage via a number of differing means. A balance between consistency and variation in finishes has been sought at street level, while the podium itself seeks to be consistent with its surrounds at between 3-4 levels in height.

Differing materials, arrangements and elements are present over lower levels, although all are within a modular theme which is referred multiple times within the development documents. This is essentially a reference to the site's heritage surrounds where the majority of structures are quite uniform in size and composition.

Vertical highlights are evident within these modular or 'squared' podium sections as seen above, breaking up the lower levels and providing articulation. This is further bolstered by a vertical green wall which will visually separate the bulk components of the building.

The Simmons and Chapel intersection is subject to a feature design element which differs from the remainder of the podium. Behind the timber cladding and angled screens are retail, restaurant and commercial office space over four levels. Due to its leading edge position and proximity to a the heritage pub opposite, the distinctive, softened podium feature has been employed.

<h2>402-416 Chapel Street development team</h2>

<ul>
<li>Developer: Chapel Plaza Pty Ltd / Spotlight Property Group</li>
	<li>Development and Project Manager: Blueprint Group Australia</li>
	<li>Architectural plans: Plus Architecture</li>
	<li>Urban Context and Design Response: SJB Urban</li>
	<li>Heritage Assessment prepared: Peter Andrew Barrett</li>
	<li>Waste Management Plan: Leigh Design</li>
	<li>Sustainability Management Plan: Waterman AHW (Vic) Pty Ltd</li>
	<li>Landscape plans: Aspect Pty Ltd</li>
	<li>A Traffic and Transport Assessment: Cardno.</li>
</ul>
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Big on Chapel: 402-416 Chapel Street planning application

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PDG Corporation and Spec Property have seized upon the success of their current North Melbourne projects by each proposing separate additional apartment developments within the suburb. Far from the soaring towers of Melbourne's CBD, the proposed developments are comparatively modest, yet point to the underlying strength of North Melbourne as a desired suburb for both developers and buyers seeking to avoid postcode 3000.

Lodged with City of Melbourne in recent weeks, both designs are the result of developer affiliated architecture practices, further bolstering the growing trend amongst well established local developers of internalising the project design process.

<h2>135-139 Arden Street</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/image69_2.jpg" rel="gallery-all" title="Images courtesy Disegno Australia"><img alt="" class="image-article-full-width-580px" height="508" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image69_2.jpg?itok=fAedpK5O" title="Images courtesy Disegno Australia" width="580"></a>

<figcaption>Images courtesy Disegno Australia</figcaption></figure>Located on a corner site, PDG Corporation's latest project also shares frontage with Abbotsford Street. A creation of Disegno Australia, 135-139 Arden Street seeks to replace a former service station with a four and five level L-shaped apartment building containing 92 dwellings. One, two and three bedroom options are included within the project, as is a communal roof terrace with landscaping and garden plots for residents.

The highly articulated facade sits above two basement levels catering for vehicle and bicycle parking, while the residential lobby faces Abbotsford Street. Applied over the facade will be a a translucent 'tree' graphic which is designed to cast a silhouette shadow onto the developments balconies and apartment interiors, while also providing a degree of privacy to residents.

<blockquote>
The building is architecturally designed to a high standard, will be constructed of high quality materials and will be a positive addition to this highly visible comer. The development provides a high level of internal amenity to all apartments, with adequate on site car parking, generous bicycle parking and communal garden area provided within the development.

It is submitted that the development's height, form and appearance, furthers the strategic objectives for the North and West area of Melbourne and, on the basis of the foregoing considerations, the application is worthy of a planning permit.
<cite>SJB Planning, associated planning report</cite>
</blockquote>

<h2>3 Shiel Street</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/image72.jpg" rel="gallery-all" title="Image courtesy Inhabit Design"><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image72.jpg?itok=6jHaoS84" title="Image courtesy Inhabit Design" width="580"></a>

<figcaption>Image courtesy Inhabit Design</figcaption></figure>Conceived by Inhabit Design, 3 Shiel Street consists of two residential buildings of up to ten levels, with a total of 65 dwellings included. One, two and three bedroom dwellings are included within the proposal.

<blockquote>
The buildings are highly articulated and fenestrated and have been designed to respond to the fall of the land. Providing separate built forms provides for a break through the site and enables a creative landscape architecture design that provides an attractive communal open space.

Materials and finishes are of a high quality and include face brickwork to the Shiel Street facade, interspersed with timber cladding, screen walls, precast concrete and glazing.
<cite>Ratio Consultants, associated planning report</cite>
</blockquote>

3 Shiel Street joins a growing number of planned and approved residential developments on the cusp of the Arden-Macaulay Precinct within North Melbourne which is slated for intensive regeneration. The Shiel Street - Haines Street combination also sees <a href="/new-apartments/reflections-108-haines-street-north-melbourne">104-112 Haines Street</a>, <a href="/new-apartments/north-melbourne-vic-3051">1 Shiel Street</a> and <a href="/new-apartments/gardiner-on-the-park-116-haines-street-north-melbourne">114-116 Haines Street</a> present on the Apartments.com.au database.

Together these four projects have the potential to add 270 plus apartments into what was previously a low-rise area.

<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/image68_2.jpg" rel="gallery-all" title="Helio with Ryan and Leveson"><img alt="" class="image-article-full-width-580px" height="315" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image68_2.jpg?itok=0s7ctwQI" title="Helio with Ryan and Leveson" width="580"></a>

<figcaption>Helio with Ryan &amp; Leveson</figcaption></figure>Of both developers current builds, Spec Property's <a href="/buildings/helio-91-flemington-road-north-melbourne">Helio</a> complex fronting Flemington Road has emerged above ground while PDG Corporation's <a href="/buildings/ryan-leveson-68-leveson-street-north-melbourne">Ryan &amp; Leveson</a> is nearing practical completion under the guidance of Hamilton Marino builders.
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PDG Corporation and Spec Property double up in North Melbourne

<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.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<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

Mark Baljak

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