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One of Southbank's grandest proposals which was submitted during the peak of Melbourne's skyscraper run of 2014, and which garnered substantial media attention, has been heavily modified to meet concerns raised by planning authorities. Even with a considerable reduction in height and apartment yield, 334-344 City Road has found no favour in a report to the Future Melbourne (Planning) Committee which was tabled earlier this month.

Prepared by City of Melbourne's Planning Coordinator, the report urges Melbourne City Council to officially object 334-344 City Road to state body Department of Environment, Land, Water and Planning (or whatever they may be called this month). Amended plans were submitted during November 2014 in order to address concerns focusing around excessive height, ground level layout, traffic flow and overall tower form.

<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/image58.jpg" rel="gallery-all" title="Artist's impression of 334-344 City Road facade. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="752" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image58.jpg?itok=fN06fveT" title="Artist's impression of 334-344 City Road facade. Image © Hayball" width="580"></a>

<figcaption>Artist's impression of 334-344 City Road sans balconies. Image © Hayball</figcaption></figure><h2>Points of difference</h2>

Nestled in between the north-west side of City Road, south-west side of Clarendon Street and north of the West Gate Freeway, major differences between 334-344 City Road's initial and revised schemes for the 1,600sqm site are outlines below:

<table border="1" cellpadding="1" cellspacing="1"><tbody>
<tr>
<td>July 2014</td>
			<td>November 2014</td>
		</tr>
<tr>
<td>82 levels</td>
			<td>57 levels</td>
		</tr>
<tr>
<td>270 metres</td>
			<td>190 metres</td>
		</tr>
<tr>
<td>198 hotel suites</td>
			<td>110 serviced apartments</td>
		</tr>
<tr>
<td>578 apartments</td>
			<td>432 apartments</td>
		</tr>
<tr>
<td>GFA 83,196sqm</td>
			<td>GFA 60,038sqm</td>
		</tr>
<tr>
<td>154 car parking spaces</td>
			<td>117 car parking spaces</td>
		</tr>
<tr>
<td> </td>
			<td>315 bicycle parking spaces</td>
		</tr>
</tbody></table>
<h2>City of Melbourne on the revised 334-344 city road proposal</h2>

<blockquote>
While the subject site is a suitable candidate for redevelopment, there are a number of significant issues with the current proposal that must be resolved prior to the granting of a permit.

The development by virtue of its height, setbacks and subsequent bulky building form is considered to overwhelm and dominate the City Road Street environs. Although higher built form can be found in Southbank it is concentrated west of Moore Street where the Melbourne Planning Scheme guides that this form of development is most appropriate.

The lack of variation in the built form and architectural expression (including the lack of variation in tower shape), also increases the perceived three dimensional massing of the building and contributes to the visual impact of the building. The applicant has also failed to undertake a cumulative assessment of the traffic impact of the development on the local road networks and it is considered that the proposal will impact on the safety and operational capacity of City Road and Clarendon Street, in the vicinity of the site.

The proposal fails to achieve short term stationary wind conditions along City Road and fails to satisfy the requirements of DDO1 (requirement for active street frontages)
<cite>​Report to the Future Melbourne (Planning) Committee</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/image60_0.jpg" rel="gallery-all" title="Intended ground floorplan. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image60_0.jpg?itok=YRYgN1JI" title="Intended ground floorplan. Image © Hayball" width="580"></a>

<figcaption>Intended ground floorplan. Image © Hayball</figcaption></figure>On the issue of height the report goes delves into the discretionary height limits and the clear expectation that all planning application for the immediate area must "Achieve the design objectives of the schedule". Essentially a height of up to 100m is preferable, although excess height may be achieved where the following built form objectives are present:

<ul>
<li>Buildings that provide an appropriate transition to development in adjoining Areas to the south, west and east.</li>
	<li>Buildings that do not dominate urban form in adjoining Areas.</li>
	<li>The maintenance of the dominant streetscape scale.</li>
</ul>
The report asserts that in addition to excessive height, the above three objectives are not met.

<h2>Comment</h2>

<blockquote>
The fact that other buildings may have been approved at heights over the 100m preferred height of Area 3, and the fact there are other buildings higher in other Areas with higher preferred heights, should not be an argument for such a proposal of extraordinary height variance.

The intent of the height control in Area 3 is for the control of building heights in Area 3. The proposed building height can only be considered in relation to the area it is within, not to other areas.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

Why has the report to the Future Melbourne (Planning) Committee not referenced towers to the east of 334-344 City Raod? Even in the face of multiple towers being approved at immense heights in the immediate vicinity, City of Melbourne still maintain a stoic resistance to any structure over the nominal height. Between 80-160 metres directly east are three towers that most people would think set a reasonable precedent for build form height around 334-344 City Road.

BPM's <a href="/news/out-of-the-shadows-and-into-the-light">Shadow Play</a> tower at 320 City Road looks set to rise 61 levels with its marketing campaign imminent, while directly opposite Crone Partners have prepared a 280 metre residential tower for <a href="http://www.cronepartners.com/index.php?option=com_news&amp;view=newdetails&amp;id=82&amp;Itemid=23">295 City Road</a> and <a href="/new-apartments/elysium-54-clarke-street-southbank">Elysium</a> at 244 metres holds approval. City of Melbourne considers 334-344 City Road to be a proposal of extraordinary height variance on a site specific basis, yet a quick glimpse toward its neighbours suggests it's anything but.

The selective nature of the report prepared in assessing 334-344 City Road should be queried. Nonetheless an interesting outcome on a state level looms which may well act as a precedent should ​334-344 City Road gain approval.
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silvermb

334-344 City Road revised in order to address planning concerns

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The focal point of Carlton's former CUB Brewery site has been placed on the market after CEL Australia elected to move on the approved development scheme rather than develop the asset. Situated over 2,927sqm, yet part of the larger brewery site spanning an entire block, 8 Bouverie Street is the marquee portion of the urban renewal project.

Representing the largest permitted apartment development site offered for sale since 2013, 8 Bouverie Street was <a href="/news/city-of-melbourne-grapples-with-cels-156-172-victoria-street">most recently covered</a> by Apartments.com.au during August 2014. Initially known as 156-172 Victoria Street, the newly christened 8 Bouverie Street is offered with a massive 1,035 apartments, retail space plus 222 car and 378 bicycle spaces.

Conceived and subsequently refined by Elenberg Fraser, selling agent Colliers believes 8 Bouverie Street will be attractive to developers the world over due to its sheer size and landmark location. And it is this location behind the retained bluestone facade of the brewery which was earmarked for a landmark tower as early as 2007 when site purchaser Grocon instigated an overall site masterplan.

At 78 levels it will be the tallest tower within the northern reaches of Melbourne's skyline and highly recognisable given its position straddling the border between Melbourne and Carlton.

<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/8_bouverie_hero_custom.jpg" rel="gallery-all" title="8 Bouverie Street. Image courtesy Colliers"><img alt="" class="image-article-full-width-580px" height="1377" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/8_bouverie_hero_custom.jpg?itok=Kww2CLgv" title="8 Bouverie Street. Image courtesy Colliers" width="580"></a>

<figcaption>8 Bouverie Street. Image courtesy Colliers</figcaption></figure><h2>What they say</h2>

<blockquote>
This property is a genuine opportunity for developers on a world wide scale. We anticipate demand from local institutions and large scale developers from Australia and across the globe. It’s rare to be able to buy a site of this magnitude that is ready to be developed.

The location is prime, the timing is right with almost no competition with other large scale projects in the Melbourne CBD, and the residential market is strong. The site is situated right in the middle of Melbourne’s world renowned Melbourne University and RMIT campus precincts and, being on the doorstep of the Melbourne CBD, it remains distinctly residential.
<cite>Trent Hobart, Director of Development Sites, Colliers International</cite>
</blockquote>

<blockquote>
With the recent change of State Government, we expect to see the flow of approved planning permits become more moderated while the new government settles in. This will only serve to increase the value of approved permits to developers in the short to medium term, making opportunities such as this one at 8 Bouverie Street quite rare.
<cite>Bryson Cameron, Manager of Development Sites, Colliers International</cite>
</blockquote>

<h2>Comment</h2>

The above statement is telling in that a certain level of ambiguity currently surrounds Victorian state planning, with new minister Richard Wynn on hiatus and changes flagged to the planning approvals process which point toward fewer larger towers gaining approval. Could it be that 8 Bouverie Street holds an ace in that it carries planning approval, while many other proposals (of which there are indeed many) may never be nothing more than paper developments?

Only one residential skyscraper of any note has been submitted for approval since the November 2014 state election; evidence that holiday period aside, developers look to be taking a more circumspect position toward seeking planning approval given the uncertainty in recent months.

If stature is determined by height and apartment numbers, 8 Bouverie Street heads the pack in terms of marquee Melbourne development sites; in due course the sales campaign result will be interesting on many levels.
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8 Bouverie Street a giant amongst Melbourne development sites

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Constantin Brancusi's Bird in Space, Alvar Aalto's Savoy Vase and the iridescent nature of a bubble which captures the reflection and refraction of light waves via its surface. Not the first thoughts that come to mind for the average reader contemplating the design impetus behind <a href="/architects/plus-architecture">Plus Architecture's</a> scheme for <a href="/buildings/aspire-melbourne-301-king-st-melbourne">295-309 King Street, Melbourne</a>.

Nonetheless they have been listed as major influences upon what may become one of Melbourne's tallest apartment towers should it gain approval.

The proponent for 295-309 King Street is Farinia Pty Ltd and that entity is seeking permission to replace two low-rise office buildings within a western pocket of <a href="/new-apartments/melbourne-vic">Melbourne's CBD</a>, which is experiencing gargantuan levels of development at the moment. Town planning agency <a href="/developers/urbis">Urbis</a> state within their associated report:

<blockquote>
The 81-level proposal is appropriate to its changing and emerging urban context. Currently the west precinct of the City lacks significant architectural developments and this proposal will contribute to the emerging contemporary character of the area.
<cite>Urbis, planning permit application 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/image77.jpg" rel="gallery-all" title="The above have been cited as design impetus. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="271" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image77.jpg?itok=zvjUGEN1" title="The above have been cited as design impetus. Image © Plus Architecture" width="580"></a>

<figcaption>The above have been cited as design impetus. Image © Plus Architecture</figcaption></figure><h2>295-309 King Street, Melbourne</h2>

<ul>
<li>Current 1,301sqm site use: dual low-rise commercial buildings</li>
	<li>Planning application submitted October 2014</li>
	<li>Proposed 83 level residential tower at 269.45 metres to LMR</li>
	<li>Total GFA: 58,984sqm</li>
	<li>603 apartments: 99*studio / 239*1BR / 238*2BR / 15*3BR / 12*Penthouses</li>
	<li>124 car spaces (stacker) / 290 bicycle spaces / 18 motorcycle spaces</li>
	<li>415 storage units</li>
	<li>Residential amenities and common areas provided at Levels 10 and 79</li>
</ul>
<h2>An iridescent facade</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/image75.jpg" rel="gallery-all" title="Facade section. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="296" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image75.jpg?itok=x1THnczZ" title="Facade section. Image © Plus Architecture" width="580"></a>

<figcaption>Facade section. Image © Plus Architecture</figcaption></figure>Dominating 295-309 King Street's exterior will be a curtain glaze of iridescent panels capable of capturing the light spectrum in a manner unlike any other Melbourne tower. The façade will change appearance depending upon factors such as weather conditions and the angle from which it is viewed.

<blockquote>
Plus Architecture’s design for the proposed building embodies elegance, flair and sophistication and adds a high quality signature element to the evolving northern and western residential fringe of Melbourne’s CBD. The unique built form has been inspired by the concept of a budding flower, and as a result, presents as a number of tapering curves revolving around a centre point.
<cite>Urbis, planning permit application report</cite>
</blockquote>

With its splayed shape and unique façade capable of creating its own distinct detail, Plus Architecture have strived to set 295-309 King Street apart from all other Melbourne buildings.

<h2>From the ground up</h2>

<ul>
<li>Basement: single basement level which would accommodate services, storage cages and bicycle parking</li>
	<li>Ground: three retail tenancies plus the residential lobby and building services</li>
	<li>Level 1-7: car parking, apartments to street frontages plus a community centre facing King Street</li>
	<li>Level 8: studio, two and three bedroom apartments plus 70 stores</li>
	<li>Level 9: plant services</li>
	<li>Level 10: pool, gym, library/lounge, yoga/pilates studio and 78 stores</li>
	<li>Level 11-50: apartments with a mixture of layouts</li>
	<li>Level 51: plant services</li>
	<li>Level 52-75: apartments with a mixture of layouts</li>
	<li>Level 76-78: penthouses, smallest at 151sqm</li>
	<li>Level 79: lounge, wine cellar, dining area, karaoke, gaming room</li>
	<li>Level 80-82: plant and damper</li>
</ul>
<h2>Jenga 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/image76.jpg" rel="gallery-all" title="The Jenga-like podium envisaged from King Street. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="425" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image76.jpg?itok=NJQby1xb" title="The Jenga-like podium envisaged from King Street. Image © Plus Architecture" width="580"></a>

<figcaption>The Jenga like podium as envisaged from King Street. Image © Plus Architecture</figcaption></figure><blockquote>
The Podium has been designed to respond to the fine grain relationship with the King Street and Little Lonsdale Street wall. Historically, Melbourne has had a distinct connection with its use of bluestone in creating Rustica Façade designs.

The podium design for this development seeks to draw inspiration from the bluestone streetscape of King Street by reinterpreting this relationship in a contemporary way that responds to the human scale. Thus, the podium has been broken up into a Jenga like formation creating a dynamic façade that plays with scale and materiality, while also providing privacy for podium apartments.
<cite>Plus Architecture - Design response, town planning submission</cite>
</blockquote>

<h2>The feasibility of it all</h2>

As touched upon earlier 295-309 King Street is one of many towers lining up to replace the bevy of available development sites immediately surrounding the site in question, most of which are loosely located around the King and Lonsdale intersection. 250 Spencer Street's quartet of towers between 205 and 300 metres, the at sales <a href="/buildings/the-fifth-605-lonsdale-street-melbourne">605 Lonsdale Street</a> (165 metres) plus the under construction <a href="/buildings/manhattan-at-uws-33-rose-lane-melbourne">33 Rose Lane</a> (170 metres) and 612 Lonsdale Street (144 metres) attest to the popularity of this patch of Melbourne's CBD at the moment.

Perhaps understanding that most sites surrounding 295-309 King Street carry prime redevelopment potential, Plus Architecture have added development feasibility scenarios for the adjoining 311 King Street. As a result 295-309 King Street is built to the northern boundary to a height near on 40 metres, providing 311 King Street with a common boundary to build against, with a tower above podium to 70 metres possible in a likely scenario. Under this feasibility scenario tower to tower distance would be 9.5 metres.

<h2>295-309 King Street, Melbourne planning team</h2>

<ul>
<li>Developer/Proponent: Farinia Pty Ltd</li>
	<li>Planning Report: Urbis</li>
	<li>Architectural Plans and Urban Context Report: Plus Architecture</li>
	<li>Traffic Assessment: Cardno</li>
	<li>Waste Management Advice: Leigh Design</li>
	<li>Environmental Sustainable Design Statement: Cundall</li>
	<li>Wind Impact Assessment: MEL Consultants</li>
	<li>Acoustic Assessment: Renzo Tonin &amp; Associates</li>
	<li>Aviation Assessment: Thompson GCS</li>
</ul>
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Planning application: 295-309 King Street, Melbourne

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Urban.com.au has in the past <a href="/news/the-quandry-that-is-hopkins-street-precinct">lamented the state of flux</a> that had settled upon Footscray's Joseph Road Precinct; 15 hectares of private landholdings and public areas set for intense urban regeneration. With no obvious intent from local developers to kick start proceedings and a distinct lack of infrastructure investment in the area, progress was non-existent.

During 2014 a rash of site sales within the precinct coincided with the influx of tigerish Asian-based developers en masse, ready and willing to push paper developments toward reality. In addition to <a href="/buildings/boat-house-2-joseph-road-footscray">2 Hopkins Street</a> and <a href="/buildings/victoria-square-8-hopkins-street-footscray">8 Hopkins Street</a> which were offered for sale, Austpac elected to offload the largest approved Joseph Road Precinct development, <a href="/buildings/riverina-22-hopkins-street-footscray">18-24 Hopkins Street</a>.

<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_5051.jpg" rel="gallery-all" title="20 Moreland Street Footscray with display suite at the ready"><img alt="" class="image-article-full-width-580px" height="308" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_5051.jpg?itok=_zHc7CXK" title="20 Moreland Street Footscray with display suite at the ready" width="580"></a>

<figcaption>20 Moreland Street Footscray with display suite at the ready</figcaption></figure>The sprawling 1000-apartment, five tower project was reported as not having found a buyer during late 2014, yet that seems to have changed with an Asian-backed developer recently completing works on a sales display suite located within the only existing building onsite.

Behind 20 Moreland Street's dated facade lies a fully equipped, open plan display suite decked out with a predominantly white motif. Although it sits completed, protective covers are present suggesting that it may not be activated for some time yet.

<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/image73_0.jpg" rel="gallery-all" title="Onsite bathroom display and artist's render of the endorsed project. Render courtesy Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="280" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image73_0.jpg?itok=t2BsJMmf" title="Onsite bathroom display and artist's render of the endorsed project. Render courtesy Peddle Thorp" width="580"></a>

<figcaption>Onsite bathroom display and artist's render of the endorsed project. Render courtesy Peddle Thorp</figcaption></figure>Seen above is part of the endorsed design which was initially submitted during 2012. Tract Consultants acted on behalf of Austpac at the time with Peddle Thorp responsible for the overall design. Further amendments were sought and permitted during 2013 with a new planning application for the site received during June 2014.

Curiously enough the 2014 application still remains active with no decision listed on the State Government DTPLI/DPCD website, even though the display suite is ready. It looks likely that a final altered design/layout for 18-24 Hopkins Street will be revealed once marketing commences, whenever that may be.

<h2>Further precinct rumblings</h2>

Elsewhere in the Joseph Road Precinct demolition work continues on the former Le Mans Toyota site. Covering 13,179sqm and designated <a href="/buildings/victoria-square-8-hopkins-street-footscray">8 Hopkins Street</a>, the site was offered for sale with a scheme holding 795 apartments, and was subsequently sold to to a holding company controlled by Chinese-born Guohua Liang <a href="http://www.smh.com.au/business/chinese-developers-snap-up-footscray-sites-20140923-10kvr8">according to Business Day</a>.

<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/image70.jpg" rel="gallery-all" title="8 Hopkins Street and 4 Neilson Place's sales board"><img alt="" class="image-article-full-width-580px" height="296" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image70.jpg?itok=s9QNkASy" title="8 Hopkins Street and 4 Neilson Place's sales board" width="580"></a>

<figcaption>8 Hopkins Street and 4 Neilson Place's sales board</figcaption></figure>While demolition is a sign that 8 Hopkins Street may be progressing, the nearby <a href="/new-apartments/footscray-vic-3011">4 Neilson Place</a> is currently for sale. Agent Ikon Property states on their webpage that the site, with permit in place, is available for $5,000,000 (exclusive of GST) or less than $37,000 per unit cost. With a flutter of activity is seems that the Joseph Road Precinct is finally due to make an impression.
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A display in Joseph Road Precinct you say?

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Brunswick's Jewell Station Precinct redevelopment has progressed with the master plan currently open to public comment. A joint project between land owner VicTrack and property developer Neometro, Jewell Station Precinct forms part of VicTrack’s <a href="https://www.victrack.com.au/en/projects/details/projects%20n-z/station-precinct-enhancement-program#.VNanRjGUfUc">Station Precinct Enhancement</a> program which seeks to cede under-utilised VicTrack-owned land to developers for renewal.

In turn proceeds from the redevelopment of Jewell Station Precinct will allow VicTrack to fund the revitalisation of the station forecourt, creating a safer and more accessible transport hub.

BKK Architects, McAllister Alcock Architects and landscape/urban design practice Glas form the design team appointed to create "A community asset that becomes part of the cultural fabric of Brunswick, ”according to Neometro Director James Tutton​. As seen below both architecture firms are more than capable of creating highly distinctive, small to medium scale developments that also deliver quality urban design outcomes.

<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/image64.jpg" rel="gallery-all" title="selected projects from both BKK Architects and McAllister Alcock Architects"><img alt="" class="image-article-full-width-580px" height="425" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image64.jpg?itok=wr1061_E" title="selected projects from both BKK Architects and McAllister Alcock Architects" width="580"></a>

<figcaption>Selected projects from both BKK Architects and McAllister Alcock Architects</figcaption></figure><h2>Jewell Station master plan highlights</h2>

As sourced via the recent media release, Jewell Station Precinct's design will be heavily influenced by the following factors:

<h3>Activation of the station forecourt</h3>

The station entrance, currently dominated by a large asphalt area, is proposed to be reactivated by a grand staircase with integrated seating, where commuters and residents can sit and take in the precinct’s public art features, public square and enjoy an elevated café terrace looking down Wilson Avenue. This public square is imagined as a flexible space that will evolve with needs of the local community, offering infrastructure to host small events such as pop-up concerts and market stalls.

<h3>Improvements for cyclists and pedestrians</h3>

The Upfield cycle path will be significantly improved to increase safety for pedestrians and cyclists. Rumble strips and slopes will be added to the station’s approach in both directions to slow cyclists and prevent collisions, while clearer markings will highlight to pedestrians the shared nature of the path. Bike facilities, such as pumps for flats and bike racks, are also suggested within the precinct.

<blockquote>
This bike path is a highway for cyclists travelling to and from the city and has been the basis of intense planning to improve the safety and accessibility for both cyclists and pedestrians around the station
<cite>Neometro Director, James Tutton</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/image69_1.jpg" rel="gallery-all" title="Jewell Station precinct. Image courtesy Neometro"><img alt="" class="image-article-full-width-580px" height="408" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image69_1.jpg?itok=gOPhp_7A" title="Jewell Station precinct. Image courtesy Neometro" width="580"></a>

<figcaption>Jewell Station precinct. Image courtesy Neometro</figcaption></figure><h3>Apartment design to create a village feel</h3>

Community gardens and two apartment buildings designed with Neometro’s signature passion for great design and architecture will bookend the northern and southern ends of the site. At a proposed eight levels each, the buildings have been designed in accordance with the Brunswick Structure Plan and will feature various commercial spaces and flexible studios at the ground floor interface.

<h3>Improvements to safety</h3>

The western side of the station will see improvements to the public park with lighting, picnic areas, a larger community garden to increase the safety and amenity. Proposed parcel pick-up locker facilities will allow nearby residents to collect deliveries on the way home. A dedicated space is also proposed to service the nearby RMIT campus, which will be asked to outline its desires for the site.

<h2>Comment: better luck this time round</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/image68_1.jpg" rel="gallery-all" title="Ikon Glen Waverley. Render courtesy NH Architecture"><img alt="" class="image-article-full-width-580px" height="286" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image68_1.jpg?itok=BVYuzNS5" title="Ikon Glen Waverley. Render courtesy NH Architecture" width="580"></a>

<figcaption>Ikon Glen Waverley. Render courtesy NH Architecture</figcaption></figure>VicTrack's initial attempt at station enhancement is more a tale of woe. Seen above left was the initial design created by NH Architecture for a Glen Waverley Station residential block, which ultimately morphed into a disappointing urban outcome when completed at the turn of 2014. Teaming with Consolidated Properties, Ikon Glen Waverley looks to be more an attempt at cost cutting and maximising profits rather than delivering a lasting positive urban outcome.

How will Jewell Station Precinct provide a better outcome? With Neometro comes a <a href="/news/james-tutton-on-all-things-urban">very different ethos</a> to development, emphasised by their B Corporation status achieved in 2013.

<blockquote>
Success for us is defined by the delivery of social, community and financial outcomes. Jewell Station is the perfect canvas for this approach. The transformation of this precinct will give locals and the wider community a beautiful, safe, creative and active space to play and live in.
<cite>Neometro Director, James Tutton​</cite>
</blockquote>

The hope of course is a far superior outcome to that of Glen Waverley. A period of community feedback for Jewell Station Precinct is now underway with the wider public able and encouraged to provide commentary which will ultimately help refine plans prior to their submission for approval.

Visit <a href="http://jewellstation.engagementhq.com/jewell-station">jewellstation.engagementhq.com</a> for details.
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Jewell Station's redevelopment a step closer

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Leighton Properties Managing Director Mr Mark Gray described the purchase of Moonee Ponds' Readings site as "Consistent with Leighton Properties strategy to focus on inner ring urban renewal sites which are in prime locations, close to transport links, retail and places of work." Sixteen months later and the boom site covering more than 13,300sqm is for sale with JLL and CBRE jointly offering what was formerly home to the Moonee Ponds Market.

With six street frontages and high expectations for a landmark urban renewal development, Leighton Properties and joint venture partner Qualitas snapped up the vacant land for $23 million.  During their October 2013 announcement, it was stated via Leighton Properties' website that the staged development would likely provide in excess of 800 apartments and 2,000sqm of retail, with an end value near on $450 million.

<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/image3_1.jpg" rel="gallery-all" title="40 Hall Street which is at planning. Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image3_1.jpg?itok=7_PNdJ_R" title="40 Hall Street which is at planning. Image courtesy Plus Architecture" width="580"></a>

<figcaption>40 Hall Street which is at planning. Image courtesy Plus Architecture</figcaption></figure>Seen above is the design for the sole plot of the sprawling site which the joint partners advanced to planning assessment with City of Moonee Valley. <a href="/news/leighton-initiate-the-readings-moonee-ponds-transformation">Covered first</a> by Apartments.com.au during October 2014, the residential tower would have 162 apartments within its 15 levels and include retail outlets fronting Hall Street.  Along with associated landscaping and provision for a pedestrian link the scheme would cover 2,388sqm or over 17% of the total development area.

Plus Architecture are responsible for the initial planning application, and it's more than likely that they too are responsible for indicative scheme seen below.  Accompanying online sales information are a number of high quality concept images designed to provide context for prospective developers; 1200 apartments within seven buildings is the nominated site outcome.

<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/main_2.jpg" rel="gallery-all" title="An indicative outcome. Image courtesy JLL"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/main_2.jpg?itok=sz_VSiy-" title="An indicative outcome. Image courtesy JLL" width="580"></a>

<figcaption>An indicative outcome. Image courtesy JLL</figcaption></figure>Two residential towers in excess of 20 levels headline the concept scheme, followed by the at planning <a href="/buildings/hall-st-40-hall-street-moonee-ponds">40 Hall Street</a> and a number of smaller towers thereafter.  Included within the scheme is the envisaged north-south pedestrian link/public open space which City of Moonee Valley had requested, in addition to a number of other key site criteria that have been sent to the Minister for Planning for approval within site specific Development Plan Overlay.

<blockquote>
In September Council asked the Minister for Planning to approve and include in the Moonee Valley Planning Scheme a Development Plan Overlay for the site. We are currently still awaiting approval.

<cite>City of Moonee Valley, January 2015</cite>
</blockquote>

As to the motivations for Leighton/Qualitas offloading this prized site with a staged delivery timeframe most likely over a decade? According to <a href="http://www.afr.com/p/business/property/walker_corporation_runs_ruler_over_RZtUxZONt76pNLVgF5NUhO">this AFR article</a> Leighton Propeties as an entity is for sale after its parent company (Germany's Hochtief) refused to provide rental guarantees to support some projects in its development pipeline.  Leighton's Properties thereafter began offloading a number of future development sites with the Moonee Ponds Market site set to be the latest.

Nonetheless opportunity has arisen for a developer to assume the reigns over one of Melbourne's blue-chip development sites.

<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/image2_3.jpg" rel="gallery-all" title="Hero perspective of the eastern portion of the site. Image courtesy JLL"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image2_3.jpg?itok=IKxeuJ_h" title="Hero perspective of the eastern portion of the site. Image courtesy JLL" width="580"></a>

<figcaption>Hero perspective of the eastern portion of the site. Image courtesy JLL</figcaption></figure>
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Leighton seeks to offload their Moonee Ponds super site

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Height, overshadowing and heritage; the Holy Trinity of inner-city development concerns that's sure to garner mainstream media attention. This was indeed the case during 2014 when plans were revealed for the redevelopment of the Fletcher Jones site at 1-5 Queen Street which sits directly opposite the Banana Alley vaults.

Malaysian-backed Creative Wealth (Aust) Pty Ltd commissioned the project with CBD-based K2LD Architects conceiving the residential tower which at 25 levels and 90.75 metres would have made an instant impression upon its more modest in height neighbours.​

<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/1-5_queen.jpg" rel="gallery-all" title="Artists' renders of the rejected development. Image © K2LD"><img alt="" class="image-article-full-width-580px" height="342" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1-5_queen.jpg?itok=Ql5SWl8J" title="Artists' renders of the rejected development. Image © K2LD" width="580"></a>

<figcaption>Artists' renders of the rejected development. Image © K2LD</figcaption></figure>According to a <a href="http://www.smh.com.au/business/property/former-fletcher-jones-site-due-for-a-dressup-20121123-29yrg">Business Day</a> the 746sqm site was owned and occupied by retailer Fletcher Jones since 1955, until falling into private ownership post 1993. With the onsite Cobden Buildings structure originally dated 1872, groups such as <a href="http://melbourneheritage.org.au/2014/09/15/objection-facading-of-1872-fletcher-jones-building-add-your-voice/">Melbourne Heritage Action</a> considered the redevelopment as little more than facadism with the Flinders Street edifice the most notable feature retained within the proposed redevelopment.

Enter 2015 and City of Melbourne have elected to reject the proposal in its current form. Almost six months to the day after the initial planning application was lodged, the decision to rebuke 1-5 Queen Street was made public on January 13. According to Melbourne Heritage Action, City of Melbourne's refusal was based upon a number of factors with the tower's adverse affect upon the heritage listed existing building and its Queen Street neighbours at the forefront.

<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/queen_street_elevation_0.png" rel="gallery-all" title="Proposed Queen Street frontage. Image © K2LD"><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/queen_street_elevation_0.png?itok=La4Ptqug" title="Proposed Queen Street frontage. Image © K2LD" width="580"></a>

<figcaption>Proposed Queen Street frontage. Image © K2LD</figcaption></figure>Seen above was the intended Queen Street facade which was to have replaced the 1970's augmented frontage, which up until that point matched the Flinders Street frontage. A modern interpretation of what once was there, the facade would have employed stone and metal.

As with most developers Creative Wealth (Aust) Pty Ltd would now seemingly have two options at hand. A trip to VCAT may be on the cards as could be a new planning application that better addresses the concerns outlined by City of Melbourne.
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1-5 Queen Street rejected by City of Melbourne

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Golden Age Group has in recent weeks commenced preliminary exposure for their latest project which promises to be one of Melbourne's most prominent skyscrapers.  After snapping up the prized 460-466 Collins Street site during 2014 for a reported $25 million, the developer has christened the tower Collins House Melbourne, with an active website taking registrations of interest for what may well become one of Melbourne's most sought after addresses.

The history of the development in question has been extensively covered on Apartments.com.au, with the initial planning application calling for a 55 level tower holding a relatively modest 185 apartments outlined during <a href="/news/the-pencil-skyscraper-464-collins-street-in-depth">September 2013</a>.  Having gained approval as part of the '<a href="/news/victorian-government-announces-suite-of-super-tuesday-approvals">Super Tuesday</a>' announcement of 2014, the site and associated 1908 Makers Mark building were offered for sale thereafter by then developer Equiset.

Amended plans were lodged during August 2014 and are according to DTPLI's online portal still active, that is no final decision has been made public.  This follows Equiset's efforts to to bolster the height according to <a href="http://www.theage.com.au/victoria/developers-flipping-projects-for-huge-profits-20140901-10b3a8">this article</a> prior to their selling the site, which was reported as sold during October of last year.  Golden Age Group have chosen again to refine 466 Collins Street's design.

<figure><a class="colorbox colorbox-insert-image" href="https://urban.melbourne/sites/urban.melbourne/files/pictures/article-images/image49_0.jpg" rel="gallery-all" title="The previous 466 Collins Street and contemporary sales image to boot. Render courtesy Bates Smart"><img alt="" class="image-article-full-width-580px" height="508" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image49_0.jpg?itok=2Q5JLk6C" title="The previous 466 Collins Street and contemporary sales image to boot. Render courtesy Bates Smart" width="580"></a>

<figcaption>The previous 466 Collins Street and contemporary sales image to boot. Render courtesy Bates Smart</figcaption></figure>Seen above is the initial imagery for Collins House; designed by Bates Smart the project would cast a unique figure upon the Melbourne landscape.  According to online reports six additional levels have been requested which would bring the overall height toward 200 metres; an impressive feat considering the site is a slender 11.5 metres in width.

According to the endorsed planning documents the western perimeter wall will consist of white pigmented steel formed in-situ concrete with a distinctive scatter pattern of windows applied. In earlier observations Bates Smart described the western facade treatment as "Circular windows shown opposite are based on a prototypical 750mm window aperture. At night these elements provide a unique and surprising identity to the western boundary."

Interestingly a number of reports have Collins House Melbourne containing near on 300 apartments, at odds with the August 2014 amended plans which called for 172 dwellings in a tower heavy with three bedroom apartments.  It is understood Golden Age Group's preferred scheme will be unveiled once the planning process is complete.

What is clear is that Collins House Melbourne will join <a href="http://Golden%20Age%20Group">Opera St Kilda Road</a> and a first Sydney project in representing an expanded Golden Age Group portfolio of current residential projects.

Lead image source: State Library of Victoria
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466 Collins Street emerges as Collins House Melbourne

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Walking through the back streets of Fitzroy not all that long ago with camera in tow, the visit provided an opportunity to observe the healthy number of apartment developments currently under construction. With most in the vicinity of Brunswick Street, a question sprung to mind; is Fitzroy losing its fine grain character due to the increasing number of apartment developments subsuming prime and/or historic sites?

Naturally my perspective is slanted toward built form and street level character, whereas the average visitor to the area would not in all likelihood spend the majority of their time on Brunswick Street thinking along the same lines as me. That the Brunswick Street nightlife, entertainment and fashion strip has to date been spared from development is perhaps the critical point to consider.

Very few apartment developments of any note have found themselves holding prime Brunswick Street frontage in recent times. Apartments.com.au's project database shows the only current project as <a href="/new-apartments/fitzroy-vic-3065">422 Brunswick Street</a> which is seeking approval. City of Yarra's Planning Register shows the proponents of 422 Brunswick Street as still striving for approval after two years in planning..make of that what you will.

So interest moves to the back streets where the real action is happening. Do current Fitzroy apartment developments mimic those of other suburbs, or are they truly reflective of the unique surrounds?

<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.jpg" rel="gallery-all" title="Currently under construction in Fitzroy"><img alt="" class="image-article-full-width-580px" height="304" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image23.jpg?itok=uJ2tXp8m" title="Currently under construction in Fitzroy" width="580"></a>

<figcaption>Currently under construction in Fitzroy</figcaption></figure>Clockwise above are <a href="/buildings/nojo-45-rose-street-fitzroy">Nojo,</a> <a href="/buildings/bespoke-fitzroy-81-argyle-street-fitzroy">Bespoke</a>, <a href="/buildings/district-160-argyle-street-fitzroy">District</a>, <a href="/buildings/george-corner-377-george-street-fitzroy">George Corner</a> and <a href="/buildings/miya-37-kerr-street-fitzroy">Miya</a>. What do that have in common aside from being under construction? They're all small to medium sized developments that have design character, which introduces a fresh dynamic to their surrounds.

The key with Fitzroy is minimising impact; small is good! There are 21 current Fitzroy listings in our project database and all are demure in size but generally highly design competent. Development of this scale certainly doesn't detract from Fitzroy's existing urban character given they are well designed, small-scale developments essentially surrounded by masses of existing, dated buildings of a similar scale.

There is one notable exception though. NKYA was complete over an entire Fitzroy block during 2011, with project architect Ivan Rijavec providing a <a href="/expert-insights/buying/ivan-rijavec-on-a-question-of-urban-character">spirited description</a> of both building and surrounds on Apartments.com.au during 2013. While it has many varying facade elements to break its mass, NKYA for many represents the overdevelopment of Fitzroy. I appreciate the nuances of the design, but I'm not a fan of its scale and imposition upon surrounding streetscapes.

<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/image32.jpg" rel="gallery-all" title="The next crop of Fitzroy projects"><img alt="" class="image-article-full-width-580px" height="261" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image32.jpg?itok=bQh-PW3m" title="The next crop of Fitzroy projects" width="580"></a>

<figcaption>The next crop of Fitzroy projects</figcaption></figure>Looking ahead the Fitzroy development pipeline is also laden with residential projects that fit the bill, as seen above with five diversely designed projects highlighted. Yet for mine the best is Room 11's recent scheme for the corner of Spring Street and Argyle Street. While the below image depicts the original design, a current resubmitted planning application has just completed it's public advertising period with City of Yarra.

Maintaining the eclectic nature of the area's built form is key to maintaining and dare I say enhancing the area's intrinsic character, otherwise Fitzroy would forever remain a museum showpiece. Room 11 have devised four visually distinct buildings in scale with their surrounds, plus the retention of historic facades to both frontages; this is solid design befitting the 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/hero-day_edit.jpg" rel="gallery-all" title="The initial proposal for Argyle &amp; Spring. Image courtesy Room 11 "><img alt="" class="image-article-full-width-580px" height="362" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/hero-day_edit.jpg?itok=AiQt6TwN" title="The initial proposal for Argyle &amp; Spring. Image courtesy Room 11 " width="580"></a>

<figcaption>The initial proposal for Argyle &amp; Spring. Image courtesy Room 11</figcaption></figure><blockquote>
Celebrating the fine grain of Fitzroy with simple, abstracted forms, four distinct mini towers are proposed rather than a single monolithic “wedding cake”.

The project seeks to amplify the fine grain nature of the site and surrounds and provide density which does not impact internal or surrounding amenity. The development sits between infill and landmark – a hybrid condition which is clearly defined via the breakup of the building into distinct blocks separated by ‘lane way’ voids.

These voids increase the ability to provide a greater internal amenity and allow the continuation of the fine grain found throughout the area. Utilising existing buildings on site and the vacant corner, we celebrate the fine grain of Fitzroy with simple, abstracted forms, Four distinct mini towers, rather than a single monolithic “wedding cake”.
<cite><a href="http://room11.com.au/projects/fitzroy-apartments/">Fitzroy Apartments, Room 11 website</a></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/img_0103.jpg" rel="gallery-all" title="Tower cranes numbers are on the rise in Fitzroy"><img alt="" class="image-article-full-width-580px" height="256" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_0103.jpg?itok=CVqSlOI8" title="Tower cranes numbers are on the rise in Fitzroy" width="580"></a>

<figcaption>Tower cranes numbers are on the rise in Fitzroy</figcaption></figure>When you tend to walk about a certain area for a long enough period, changes to an area's feel and composition become quite discernable. Does Fitzroy's existing built form and character suffer with the introduction of the new in recent years? I'd contend no it does not.

In fact I'd assert Fitzroy in many ways leads all other areas of Melbourne in terms of progressive, appropriate apartment design. City of Yarra look to have done a solid job of overseeing the gradual implementation of many new a apartment project in Fitzroy, with retention of local character to the forefront.

Small and varied, this 'mosquito squadron' of contemporary development is bringing a new dynamic to Fitzroy's back streets without compromising the abundant character that has been created over many decades.
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Is Fitzroy losing its built form character to apartment development?

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Separate developers with adjoining sites have joined forces to lodge dual planning applications which seek to add 342 new apartments into South Melbourne, whilst also delivering a healthy amount of street level activation. In a sign that Lintime Pty Ltd and Round Bay Pty Ltd have aligned their efforts, both applications were lodged simultaneously during September 2014.

Further, both prospective towers carry the same project team headed by architecture practice Elenberg Fraser, where successful elements from recent designs look to be present in both 28-32 Albert Road and 13-21 Palmerston Crescent. Features for both proposals are outlined below.

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%">
<thead><tr>
<th>28-32 Albert Road (Lintime PTY LTD)</th>
			<th>13-21 Palmerston Crescent (Round Bay PTY LTD)</th>
		</tr></thead>
<tbody>
<tr>
<td>Currently a five level commercial block</td>
			<td>Current multi-level car park</td>
		</tr>
<tr>
<td>Submitted September 2014</td>
			<td>Submitted September 2014</td>
		</tr>
<tr>
<td>19 levels at 65 metres</td>
			<td>19 levels at 65 metres</td>
		</tr>
<tr>
<td>GFA: 12,829sqm</td>
			<td>GFA: 23,326sqm</td>
		</tr>
<tr>
<td>146 apartments (78*1 + 68*2)</td>
			<td>196 apartments (80*1 + 116*2)</td>
		</tr>
<tr>
<td>128 car spaces &amp; 51 bicycle bays</td>
			<td>256 car spaces &amp; 269 bicycle bays</td>
		</tr>
<tr>
<td>Two cafe/food outlets at ground level</td>
			<td>Gym, shop and cafe/food at ground level</td>
		</tr>
<tr>
<td>Rooftop communal facilities</td>
			<td> </td>
		</tr>
</tbody>
</table>
<h2>Up close and personal</h2>

<iframe frameborder="0" height="450" src="https://www.google.com/maps/embed?pb=!1m14!1m8!1m3!1d3967.6483847031477!2d144.97125699999998!3d-37.83357!3m2!1i1024!2i768!4f13.1!3m3!1m2!1s0x6ad642a81a486a9b%3A0x95f5f6c71a8b1e60!2s32%2F28-32+Albert+Rd%2C+South+Melbourne+VIC+3205!5e1!3m2!1sen!2sau!4v1422746677516" style="border:0" width="100%"></iframe>

The Google aerial perspective above provides context as to site orientation and the immediacy that both sites maintain, which essentially are only separated by a service laneway. South-facing 28-32 Albert Road sits on approximately half the site area of 13-21 Palmerston Crescent and is nestled against the recently completed 28 level Albert Tower.

Conversely 13-21 Palmerston Crescent carries 1,722sqm of site area and with nearly double the Gross Floor Area of 28-32 Albert Road has a larger number of apartments included. This is evidenced by the number of different apartment types offered in each project, where 28-32 Albert Road holds eight types to 13-21 Palmerston Crescent's 16; all of which are variations of one or two bedroom dwellings.

<h2>Common passage</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/image24.jpg" rel="gallery-all" title="28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="310" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image24.jpg?itok=rH2i9auC" title="28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser" width="580"></a>

<figcaption>28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser</figcaption></figure>Key to both parties collaboration is the delivery of a seamless mid block pedestrian thoroughfare running the eastern boundary of both sites. As outlined within the planning documents, this enhancement to the public realm and implementation of a key planning policy is only made possible by both parties working in unison.

Four food and drink outlets, one retail space, a gym and separate residential lounges will front the pedestrian thoroughfare which is topped with a glazed canopy, whilst services and vehicle entry points for both proposals will be pushed to the western boundaries. Key to the northern portion of the thoroughfare is a green vertical wall consisting of pre grown native plant panels embedded with glass features and serviced by a hydroponic watering system drawing upon captured runoff water.

The provision of artworks and a rain garden fronting Palmerston Crescent will round out the street level amenity.

<h2>External expression and privacy</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/img_2961.jpg" rel="gallery-all" title="13-21 Palmerston Crescent with fritted facade. Image courtesy elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_2961.jpg?itok=HE4qKt4D" title="13-21 Palmerston Crescent with fritted facade. Image courtesy elenberg Fraser" width="580"></a>

<figcaption>13-21 Palmerston Crescent with fritted facade. Image courtesy Elenberg Fraser</figcaption></figure>The elliptical form of 28-32 Albert Road will be dominated by a green/bronze glazing and punctuated by dark perforated steel panels and anodised aluminium. Conversely 13-21 Palmeston Crescent (seen above) will for the most carry pinkish gold, light bronze and bronze glazing as described within the materials schedule.

Elenberg Fraser have described the undulating 13-21 Palmeston Crescent as having taken its lead from natural rock formations which have been carved and manipulated bu the natural flow of water. The fluid design does hold an important feature; graded ceramic frit facing the neighbouring 28-32 Albert Road which will serve as a privacy screen between both developments.

City of Port Phillip have requested further information for both projects, with a planning decision likely mid to late 2015.

<h2>South Melbourne project team</h2>

<ul>
<li>Architect: Elenberg Fraser</li>
	<li>Town Planner: Planning &amp; Property Partners Pty Ltd</li>
	<li>ESD: GIW</li>
	<li>Building Surveyor: Gardener Group</li>
	<li>Traffic: Traffic Group</li>
	<li>Waste: Leigh Design</li>
	<li>Services: ADP Consulting</li>
	<li>Landscape Consultant: 360</li>
	<li>Wind Consultant: Vipac</li>
	<li>Land Surveyor: SMEC Consultant Group</li>
</ul>
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Planning for a South Melbourne double dose?

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

Joel Robinson

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

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

Bottega House secures landmark riverfront site in St Lucia 

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

SIERA kicks off construction at Northcliffe tower Exhale

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

Mark Baljak

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