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Mid year Apartments.com.au published <a href="/expert-insights/buying/adding-value-one-block-at-a-time">an article by Councillor Arron Wood</a>, Chair of the Environment portfolio and Deputy Chair of the Economic Development portfolio for the City of Melbourne. In the article Councilor Wood highlighted City of Melbourne's growing population which of course was fueling the increase in higher density living.

As a by-product the article noted the following and what the Government-backed Smart Blocks program could do to counter these trends:

<blockquote>
We also know that residential mid and high-rise buildings are energy intensive, currently contributing 13% of carbon emissions in the city.

Improving the efficiency of apartment buildings is therefore an important component of Melbourne’s Zero Net Emissions by 2020 strategy (February 2014).
<cite>Councillor Aaron Wood</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/image6.jpg" rel="gallery-all" title="Energy efficiency - Strata managers get smart"><img alt="" class="image-article-full-width-580px" height="122" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image6.jpg?itok=pp_EXG1X" title="Energy efficiency - Strata managers get smart" width="580"></a>

<figcaption>Energy efficiency - Strata managers get smart</figcaption></figure>Some months later and Apartments.com.au has spoken to Smart Blocks and we endorse what the Government-funded outfit is seeking to achieve. In order to better understand the aim of the program, this time with strata managers in focus, Smart Blocks provided the following commentary:

<blockquote>
Strata managers are seeing the value of upgrading the energy efficiency of their buildings, with some impressive results. Private residential and commercial buildings have a smorgasbord of schemes and incentives to make energy efficiency improvements.

But until recently, strata buildings languished in the too-hard basket. With the tangled interests of owners, investors and tenants all under the same roof — and a complex strata environment to navigate — the options were limited. At last that’s all changed with Smart Blocks' free program which is jam packed with advice and tools to help managers and owners make their buildings energy efficient.

As energy prices soar, local councils are getting on board too, offering advice, support and impressive rebates. Strata managers are increasingly finding Smart Blocks is a valuable addition to their offering. Many are working to tune up all the buildings in their portfolios.

Melbourne-based property management group The Knight Alliance sees Smart Blocks’ tools as providing vital market differentiation. “To say ‘We are Smart Blocks managers’ shows we’re progressive and proactive,” says the company's Gregor Evans.

As all buildings are different, the program has developed toolkits so managers can audit each building to quickly determine the feasibility and impact of different projects. Smart Blocks has also streamlined the process of getting projects started. Templates — from drafting a motion of intent to developing a business case for proposed projects — guide managers through each step along the way.

Smart Blocks can also connect buildings to rebates and incentives, so projects are cost-effective and have impressive financial benefits. The Knight Alliance is currently looking into working with Smart Blocks to provide training for all of their property managers. This will give managers the ability to easily audit buildings and develop energy saving strategies.

Property manager Alvin Diamond from Property Professionals sees Smart Blocks as a natural extension of his business. He sees introducing energy-saving measures as a no-brainer. In fact, all of his buildings are on the path to becoming Smart Blocks. ​

<ul>
<li>Make Smart Blocks a core part of your strata management. It’s free, flexible and the financial benefits are impressive.</li>
	<li>Start with quick wins. Switching to LED lighting is easy and pays for itself, so do it first. Look out for motion sensor-triggered lights so they’re not on 24/7, to save even more.</li>
	<li>To get owners corporations on side, put together a clear business case for investment in each energy efficiency project, with data on financial benefits and payback periods.</li>
	<li>Try negotiating with energy retailers to see if you can get a better deal for your buildings.</li>
	<li>Look into solar systems further down the track, so you can see the successive benefit of completed energy saving projects and get the right sized system for the building’s reduced needs.</li>
</ul>
</blockquote>
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silvermb

Energy efficiency - Strata managers get smart

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The first of the 'CBD Four' officially marked its beginning of construction yesterday as Probuild now controls the site that will become Victoria One, a 241 metre residential tower spanning 75 levels. Joining Victoria One shortly will be three additional residential towers which will complete the 'CBD Four' as Apartments.com.au has dubbed them.

All four developments are the swift work of Asian-backed local property developers and lead a new wave of high-rise residential towers sweeping through inner Melbourne. Incidentally the four are all the handy work of local design firm Elenberg Fraser, reflecting the dominant position they hold within the market.

<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/onetower_architecture_gallery_3.jpg" rel="gallery-all" title="Staking its place. image courtesy victoria-one.com.au"><img alt="" class="image-article-full-width-580px" height="357" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/onetower_architecture_gallery_3.jpg?itok=YQKA5ty2" title="Staking its place. image courtesy victoria-one.com.au" width="580"></a>

<figcaption>Staking its place. image courtesy victoria-one.com.au</figcaption></figure>Due for completion late 2017, Victoria One is Golden Age Group’s largest project to date and is slated to be the tallest residential tower within Melbourne's CBD upon completion. 95% of the tower's available 629 apartments have been sold within the project which is valued at $350 million.

Located on the corner of Elizabeth and Franklin Streets in Melbourne, Victoria One will be highly visible upon completion owing to its distinctive green facade and vertical metallic fins which will catch and cast sunlight at different points of the day. Designed to mimic Victoria’s famous landscapes, "The fluid façade appears soft and yielding like the local parks, oceans and rivers. Green glazing with gold highlights gives a botanic feel" as described on the Elenberg Fraser website.

<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_2712.jpg" rel="gallery-all" title="The now closed display suite living on borrowed time"><img alt="" class="image-article-full-width-580px" height="363" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_2712.jpg?itok=hhf1evGz" title="The now closed display suite living on borrowed time" width="580"></a>

<figcaption>The now closed display suite living on borrowed time</figcaption></figure><h2>What they say</h2>

<blockquote>
The market is buoyant, but I believe in still being cautious and building apartments that are aspirational and of high quality – these types of projects will find buyers in any market.

We are pleased to be working with Probuild, a company that shares our commitment to quality and speed. They are a group that has emerged as a leader in high density residential construction in Melbourne and will bring strong local expertise to this project.
<cite>Jeff Xu, Golden Age Group founder</cite>
</blockquote>

<blockquote>
You don’t get an opportunity to build the tallest building in a city every day. To have the opportunity to deliver a building that will change Melbourne’s skyline is an exciting prospect.

There is definitely incredible growth in high-rise apartment living that we haven’t seen in our 27 plus years in Melbourne. It signals a change in people’s desire to live closer to the city. People are pushing through that psychological barrier that says we need a home and land. Victoria One represents this change in thinking as well as a change in dynamic as younger generations embrace city living over the traditional great Australian dream of a quarter acre block.
<cite>Dean Lockhart, Victorian managing director Probuild</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/image18.jpg" rel="gallery-all" title="An Elenberg Fraser role call"><img alt="" class="image-article-full-width-580px" height="227" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image18.jpg?itok=VXusQzcW" title="An Elenberg Fraser role call" width="580"></a>

<figcaption>An Elenberg Fraser role call</figcaption></figure>Some readers will know that one of the CBD Four, Tower Melbourne, began demolition in excess of a year ago only for CEL Australia to be mired down in legal wrangling with a fellow Singaporean developer controlling the adjoining site. With that matter now settled Tower Melbourne is expected to begin demolition once more shortly.

Of the others ICD Property's EQ. Tower is 100% sold while a handful of apartments remain in Hengyi's Light House Melbourne, directly opposite Victoria One. Demolition on the latter two is also expected to start prior to years end allowing for all four to rise simultaneously over the course of the next two to three years, while injecting in the vicinity of 2420 apartments into Melbourne's CBD upon completion.

Come 2017, the CBD will look immensely different and Victoria One will be leading the charge.
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Victoria One - First of the 'CBD four' begins construction

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The Future Melbourne (Planning) Committee will tomorrow consider the merits of one of two proposed towers that prolific Melbourne-based apartment developer Central Equity currently has under consideration with State planning body DTPLI. While the nearby 54-68 Kavanagh Street has been <a href="http://www.smh.com.au/business/southbank-tower-boom-going-strong-20141017-117ri8">reported</a> to be 165 metres, Central Equity have also sought to extend a previously approved scheme at 1-11 Balston Street, Southbank.

Marking the final and potentially tallest stage of the Southbank Central/Blood Bank super-site development which began in excess of twelve years ago, 1-11 Balston Street has raised a number of concerns within a report which provides guidance to the Future Melbourne (Planning) Committee.

<h2>Planning 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/epi_20130205.jpg" rel="gallery-all" title="The site in question with fellow Central Equity project Epic during its construction"><img alt="" class="image-article-full-width-580px" height="388" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/epi_20130205.jpg?itok=1LydTryf" title="The site in question with fellow Central Equity project Epic during its construction" width="580"></a>

<figcaption>The site in question with fellow Central Equity project Epic to the rear during 2013</figcaption></figure><ul>
<li>Current site use: Central Equity display suite.</li>
	<li>Application for amendment lodged July 2014.</li>
	<li>Developer &amp; architect: Central Equity.</li>
	<li>48-storey building with residential apartments at 147.7 metres.</li>
	<li>557 apartments (336*1 / 169*2 / 51*3).</li>
	<li>269 car parking spaces &amp; 389 bicycles.</li>
	<li>GFA: 52,616sqm.</li>
</ul>
<h2>Sized up</h2>

Initial plans had seen a 34 level residential tower given the green light which was to have contained 382 apartments with 150 two bedrooms options. The revised application seeks 557 apartments with two bedrooms options increasing marginally to 169 as one bedroom dwellings more than double from 142 in the initial scheme to 336.

The increase in height from 104.65 metres to 147.7 metres has brought with it the issue of overshadowing according to the report. Directly to the west lies the former JH Boyd School site which has essentially been portioned into three sections, two of which are a community centre and proposed urban park.

The report notes that in general, local policy suggests any development should not reduce the amenity of public spaces by casting any additional shadows, even though the expected urban park is slated for construction during 2016.

<h2>Podium poppycock?</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/image7a.jpg" rel="gallery-all" title="The podium as seen within the future Melbourne report. Image © Central Equity"><img alt="" class="image-article-full-width-580px" height="336" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image7a.jpg?itok=e3Z1j8m3" title="The podium as seen within the future Melbourne report. Image © Central Equity" width="580"></a>

<figcaption>The podium as seen within the future Melbourne report. Image © Central Equity</figcaption></figure><blockquote>
As a result of the increased building height and increased number of apartments from 382 to 557, the building services have been revised including the relocation and increase in the size of the substation from Balston Street non-heritage fabric (as currently approved) to City Road

It is now proposed to accommodate an enlarged substation within two of the existing openings in the City Road remnant heritage façade.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

In addition angular awnings have been added to the heritage facade in order to negate increased wind conditions due to the taller tower. The glass and alucobond clad steel framed awning seeks to replace a pergola style louvre and sunshade system at podium terrace level, and canvas awnings at ground level.

This coupled with the loss of the two aforementioned City Road facade openings will lead to an adverse impact on the heritage façade and reduction in active street frontages according to the report.

<h2>City of Melbourne advised to reject</h2>

Although not a binding decision, the Report to the Future Melbourne (Planning) Committee recommends that a letter be sent to DTPLI advising that the City of Melbourne objects to 1-11 Balston Street.

<blockquote>
The proposed increase in height is inconsistent with the 100m height limit for the area, would increase overshadowing of the proposed park, and would exacerbate wind conditions (resulting in inappropriate awnings).

Further, the increased number of apartments would generate increased demand in ground floor service areas, resulting in decreased active frontages on City Road, loss of a street tree, and unacceptable intrusion into the retained heritage fabric.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<h2>Comment</h2>

More a general observation but what can be deduced from the general design ethos Central Equity employs? Certainly the repetitive nature of their recent towers, namely <a href="/buildings/southbank-grand-151-city-road-southbank">Southbank Grand</a>, <a href="/buildings/australis-601-little-lonsdale-street-melbourne">Australis</a> and <a href="/buildings/melbourne-one-618-lonsdale-street-melbourne">Melbourne One</a> are also reflected in the heightened 1-11 Balston Street design.

From afar it seems they are intent on producing a higher volume of apartments while implementing a degree of design simplicity; A to B with minimum fuss which to my way of thinking draws a parallel to the low-cost airline model?

This segment of the market exists and Central Equity clearly have a winning formula given the rate at which the firm can release, sell and realise their projects in rapid succession; in fact their efficiency is impressive. But what are the consequences of having masses of generic towers churned out with monotonous regularity?

Some would argue look no further than Southbank, although with their current projects and the purchase of the 556-566 Lonsdale Street and 13-25 Healeys Lane development site, Central Equity continues to push into the CBD. Central Equity have over their history gradually increased the size of their towers to currently sit in the 145-165 metre bracket; what prospects of a Central Equity-designed 200 metre tower in the not too distant future?
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Central Equity seeking size > 1-11 Balston Street, Southbank

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During the course of last year Apartments.com.au touched upon the sizeable regeneration of the <a href="/news/regenerating-office-buildings-on-bourke">St James</a> complex which at its heart included a rejuvenated urban plaza and increased retail spaces in order to enliven the otherwise underutilised public space.

Initially designed by international architectural firm Skidmore Owings Merrill and completed during 1969, the recent redevelopment coupled with prime frontage to Bourke Street and William Street has allowed St James to not only remain relevant but provided the opportunity to create a new type of retail focus in the CBD's ever changing retail sector.

In order to further understand St James from a retail perspective Apartments.com.au spoke with CBRE Manager of Retail Leasing, Zelman Ainsworth.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image_6_0.jpg" rel="gallery-all" title="Retail uptake with St James remains strong. Image courtesy CBRE"><img alt="" class="image-article-full-width-580px" height="472" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image_6_0.jpg?itok=MGvHjwJv" title="Retail uptake with St James remains strong. Image courtesy CBRE" width="580"></a>

<figcaption>Retail uptake with St James remains strong. Image courtesy CBRE</figcaption></figure>Key to St James' retail strategy was to initiate a village style retail experience that differentiates itself from other CBD retail hubs. No mass marketing was conducted while leasing the 24 available retail spaces, rather a considered process of hand-picking retailers was undertaken in order to generate the correct mix of retail that otherwise doesn't exist within the CBD.

Live bands and evening trading Wednesday through Friday has assisted in establishing a relaxed, almost market atmosphere at the foot of the dual office buildings which are near on 100% leased. Zelman Ainsworth goes further to explain CBRE as leasing agent has and continues to seek out retailers with a story, that is no franchises but retailers who have created their own presence or vision which by and large began outside of Melbourne's CBD.

The most recent examples are Sorry, Thanks I Love You, Toms Shoes, Rollies and Il Migliore who have come on as pop up venues prior to the Christmas trading period. The designer retail brands are in addition to outlets such as Pok Pok Jnr, Famish’d and Simply Spanish who chose St James as their first first port of call beyond their South Melbourne Market digs.

This unique mix of boutique and first-time CBD retailers has paid dividends according to Zelman Ainsworth with all retailers trading above forecasts. Herringbone for example has found their St James outlet more lucrative than their corresponding Collins Street address.

With 5 of the available 24 available available for lease, the pop up stores have sought to activate these spaces in the interim. At about 90 square metres in size and carrying extra high ceilings, these pop up venues resemble galley spaces rather than screaming retail to prospective customers.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image_12_0.jpg" rel="gallery-all" title="Pop-up shop anyone? Image courtesy CBRE"><img alt="" class="image-article-full-width-580px" height="515" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image_12_0.jpg?itok=UHqUUyec" title="Pop-up shop anyone? Image courtesy CBRE" width="580"></a>

<figcaption>Pop-up shop anyone? Image courtesy CBRE</figcaption></figure>The renaissance of this part of the CBD has in part been brought on by the mass level of commercial and residential development occurring in the western reaches of the CBD and adjoining Docklands precinct. This has served to drag and/or expand the heart of the city core westward into the legal precinct with its concentration of high yielding tenants and workers.

Zelman Ainsworth noted that transient Docklands workers also utilise the area, giving further impetus to the boutique retail and leisure precinct which includes the predominantly food-based retail offerings of the neighbouring CBW complex and soon to open precinct at The William whose retail spaces will cater for residential needs.

Running north-south the trio of developments combined have heralded a new retail precinct of which St James is the most dynamic.
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St James Retail brings a market-style experience to the CBD

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The last week or so has seen in the vicinity of 30 new medium to high-density residential entries added to the Apartments.com.au <a href="/developments">Project Database</a>, along with numerous existing database listing upgrades as proponents of the next wave of apartment projects ready themselves for their respective sales campaigns.

In the course of adding these fresh projects it became evident that this 'next wave' of new apartment projects has Melbourne's suburbs in mind; certainly no tsunami but an appreciable shift toward more non-core localities. That is to say no new listings have been added for Docklands, Southbank or Melbourne's CBD.

<h2>Far and wide</h2>

The suburbs located within a 4-12 kilometre band of the CBD look to be the current sweet shop for developers seeking to deliver new apartment projects. Not all new listings are bound to this nominal bracket, yet the majority are.

New Apartments.com.au Project Database listings include the following locations within the nominated band:

<table border="1" cellpadding="1" cellspacing="1">
<thead><tr>
<th>Project</th>
			<th>Suburb</th>
		</tr></thead>
<tbody>
<tr>
<td><a href="/new-apartments/essendon-vic-3040">The Nursery</a></td>
			<td>Essendon</td>
		</tr>
<tr>
<td><a href="/buildings/the-standard-brighton-209-bay-street-brighton">The Standard</a></td>
			<td>Brighton</td>
		</tr>
<tr>
<td><a href="/buildings/evergreen-1-westley-avenue-ivanhoe">Evergreen Ivanhoe</a></td>
			<td>Ivanhoe</td>
		</tr>
<tr>
<td>Purnell Apartments</td>
			<td>Northcote</td>
		</tr>
<tr>
<td><a href="/buildings/luma-windsor-windsor">Luma</a></td>
			<td>Windsor</td>
		</tr>
<tr>
<td>Seed Preston</td>
			<td>Preston</td>
		</tr>
<tr>
<td><a href="/buildings/rosny-waterline-place-55-nelson-place-williamstown">Rosny - Waterline Place</a></td>
			<td>Williamstown</td>
		</tr>
<tr>
<td><a href="/new-apartments/coburg-vic-3058">Major Anderson Apartments</a></td>
			<td>Coburg</td>
		</tr>
<tr>
<td><a href="/new-apartments/22-bendigo-street-richmond">Centre Stage</a></td>
			<td>Richmond</td>
		</tr>
<tr>
<td><a href="/buildings/bellview-apartments-5-blanch-street-preston">Bellview Apartments</a></td>
			<td>Preston</td>
		</tr>
<tr>
<td>River Walk</td>
			<td>Kensington</td>
		</tr>
<tr>
<td><a href="/buildings/881-armadale-881-high-street-armadale">H A I</a></td>
			<td>Armadale</td>
		</tr>
<tr>
<td><a href="/buildings/miamia-85-nicholson-street-brunswick-east">MiaMia</a></td>
			<td>Brunswick East</td>
		</tr>
<tr>
<td><a href="/new-apartments/688-690-high-street-thornbury">688 High Street</a></td>
			<td>Thornbury</td>
		</tr>
<tr>
<td><a href="/buildings/george-windsor-1-peel-street-windsor">George Windsor</a></td>
			<td>Windsor</td>
		</tr>
</tbody>
</table>
<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/image50.jpg" rel="gallery-all" title="A selection of current residential projects"><img alt="" class="image-article-full-width-580px" height="260" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image50.jpg?itok=7qjauW6j" title="A selection of current residential projects" width="580"></a>

<figcaption>A selection of current residential projects</figcaption></figure>Beyond those suburbs listed above further projects have also announced themselves of late. Seen above are Canterbury Hill, 28-30 Warwick Avenue, <a href="/buildings/kubix-stage-2-404-burwood-highway-wantirna-south">Kubix Stage 2</a>, <a href="/buildings/curlew-apartments-5-curlew-court-doncaster">Curlew</a> and <a href="/developments/box-hill-vic-3128">Whitehorse Towers</a> which represent the next tranche of projects that are currently at sales or are about to embark upon their sales campaign. Surrey Hills, Springvale, Wantirna South, Doncaster and Box Hill are the represented suburbs.

<h2>A project representative of the times</h2>

There are greater attention grabbing suburban projects such as <a href="/new-apartments/sky-one-box-hill-545-563-station-street-box-hill">Sovereign Square Box Hill</a> at 33 levels, yet if one project is representative of the change that has engulfed Melbourne's suburbs (in attitudes and planning outcomes) in recent years, it may just be <a href="/buildings/evergreen-1-westley-avenue-ivanhoe">Evergreen Ivanhoe</a>. A project of this size in this locale was surely unfathomable a few short years ago, but as seen below the freshly revealed project looks set to take its place as Ivanhoe's largest high-density development.

As Kokoda Property Group's latest offering, Evergreen Ivanhoe at 8 levels will hold an impressive 157 apartments; by far and away the largest apartment development in Ivanhoe.

<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/ivanhoe_v03_s_1.jpg" rel="gallery-all" title="Evergreen Ivanhoe. Image courtesy Kokoda Property Group"><img alt="" class="image-article-full-width-580px" height="263" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/ivanhoe_v03_s_1.jpg?itok=M3ACzgq7" title="Evergreen Ivanhoe. Image courtesy Kokoda Property Group" width="580"></a>

<figcaption>Evergreen Ivanhoe. Image courtesy Kokoda Property Group</figcaption></figure><h2>Evident current trends?</h2>

Much of 2014 has been subsumed both on Apartments.com.au and elsewhere with the indelible impression that Asian-backed property developers have made upon Melbourne. Only in the latter part of 2014 have local developers taken centre stage once more as the wave of large-scale inner-city apartment projects begins to be digested.

A obvious trend has emerged out of the latest Project Database listings whereby the vast majority of new and pending apartment developments are found in the middle and outer suburbs of Melbourne. Although only a few of the many variables that form the current Melbourne apartment market dynamic, a handful of likely factors that may contribute to the wider spread of upcoming apartment projects include:

<ul>
<li>Local developers favouring suburban sites as home grown demand for apartments remains strong for well considered, smaller-scale projects.</li>
	<li>The likelihood that local developers have been outbid on premier CBD and inner-city sites by foreign developers, forcing their hand to a degree into suburban apartment developments.</li>
	<li>The next stage of Melbourne's acceptance of apartment living, with a higher infiltration of apartment developments into previously underdeveloped suburbs such as <a href="/buildings/kubix-stage-2-404-burwood-highway-wantirna-south">Wantirna South</a>, <a href="/buildings/new-street-317-new-street-brighton">Brighton</a>, <a href="/buildings/archer-7-balcombe-road-mentone">Mentone</a> or <a href="/buildings/rosny-waterline-place-55-nelson-place-williamstown">Williamstown</a>.</li>
	<li>Local buyers or intended occupiers shunning the CBD and Southbank in favour of more intimate suburbs such as Northcote or <a href="/new-apartments/essendon-vic-3040">Essendon</a>; apartment living without the CBD lifestyle.</li>
</ul>
With the influx of new apartment development listings it seems that while the CBD and inner-city apartment market may be pausing to subsume the high number of apartments under construction or at sales, the suburban apartment market has surged ahead... and the overall Melbourne apartment sector marches on!
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New apartment listings into the Urban.com.au Project Database reveals a trend

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What began as a super-skinny office tower lodged for assessment during March 2014 recently progressed to a VCAT hearing in order to determine its worth. Designed to replace Queen Street's former Ironworkers Building, the commercial tower recently fell foul of City of Melbourne with notices of refusal posted both on September 17th and October 10th according to their online platform.

Last week Fairfax reported on the VCAT hearing in which City of Melbourne was shown to have concerns regarding the proposals lack of setbacks and excessive height.

<h2>Project 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/4512_7095163_5_1354687700.jpg" rel="gallery-all" title="338-344 Queen Street as is. Image courtesy Mulcahy &amp; Co"><img alt="" class="image-article-full-width-580px" height="433" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/4512_7095163_5_1354687700.jpg?itok=Cbphwmd7" title="338-344 Queen Street as is. Image courtesy Mulcahy &amp; Co" width="580"></a>

<figcaption>338-344 Queen Street as is. Image courtesy Mulcahy &amp; Co</figcaption></figure><ul>
<li>338-344 Queen Street, Melbourne</li>
	<li>Current use: four level office building</li>
	<li>36L tower at 130 metres</li>
	<li>Developer: 338 Queen Street Pty Ltd</li>
	<li>Architect: (understood to be) JAM Architects</li>
	<li>Value: approximately $100 million</li>
	<li>Site area: 290sqm</li>
	<li>11.000sqm office space</li>
	<li>Typical floor plate: approximately 220sqm</li>
	<li>VCAT decision pending</li>
</ul>
<h2>Slender does it</h2>

Given the tight dimensions of the tower floor plate, essential design requirements such as lift, stair and service core are located along the eastern boundary in order to maximise leasable/sellable space. Even so the tight dimensions suggest the tower if approved would be pitched toward strata owner/occupiers, as larger corporations have drifted toward larger open-plan office layouts in years gone by.

A tree motif has been designed into the eastern facade which predominantly consists of concrete. The tall, thin perimeter boundary is not the first design to employ such a method in order to provide a degree interest to a non-active wall; Most recently <a href="http://www.bh-architects.com/projects/selected/24-168-lonsdale-street-melbourne">168 Lonsdale Street</a> and <a href="/buildings/swanston-square-551-swanston-street-carlton">Swanston Square</a> have received similar treatments to their exterior.

<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/image40.jpg" rel="gallery-all" title="Images courtesy Approval Systems"><img alt="" class="image-article-full-width-580px" height="498" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image40.jpg?itok=mvUGQdYs" title="Images courtesy Approval Systems" width="580"></a>

<figcaption>Images courtesy Approval Systems</figcaption></figure><h2>Comment</h2>

Of most interest are the <a href="http://www.theage.com.au/victoria/cbd-office-towers-dont-have-to-be-as-attractive-as-residential-developments-tribunal-hears-20141028-11d0wk#ixzz3HQ5t9rEY">comments</a> reported on by The Age last week quoting David Lock Associates Principal Mark Sheppard during his presentation to VCAT. "This is an office building, not a residential building. I think it is really important that we don't expect it to look like the Republic Tower."

The clear inference of the article was suggesting that CBD office towers don't have to be as attractive as residential developments. Without being at the hearing it's hard to determine the exact context in which Mark Sheppard's comments were delivered, but it's hard to swallow these comments as they were presented in The Age.

When in doubt I assume the truth always lies in the middle: a highly experienced urban design expert using every trick to gain ascendancy on behalf of his client and a media outlet doing what they do best, maximising the most out of a non-issue to garner an emotional response.

Does anyone actually think 338 Queen Street is aesthetically a terrible design? The design carries enough articulation to place it on par with many other Melbourne office projects such as <a href="/developments/melbourne-vic-3000">405 Bourke Street</a>, 727 Collins Street and <a href="http://www.apngroup.com.au/apn/funds/WPF/150CollinsStreet.aspx">150 Collins Street</a>; or are we just conditioned to the office tower being a glass box?

If there is an issue it's not 338 Queen Street or Mark Sheppard's comments per se, but the overall quality of all office towers within the city centre. And just like residential towers there are varying degrees of what individuals consider to be poor, good or excellent design.

One person's Republic Tower is another's concrete jungle.
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The super-skinny 338 Queen Street 

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<blockquote>
We get really obsessed with height - we can have great towers and bad towers, we need to shift the discussion more toward the quality of development.
<cite>Leanne Hodyl, <a href="/news/public-forum-city-in-crisis">IMPA's 'City in Crisis?' forum</a></cite>
</blockquote>

This interesting quote appeared in <a href="/expert-insights/buying/25-000sqm-threshold-yes-it-is-time-to-review-it">Alastair's article</a> on Monday, which delved into who should maintain planning authority over Melbourne. The notion of shifting focus more toward quality of development rather than height is a noble one, but it's simply not that straight forward.

A counter argument could be found in comments made during the recent Meinhardt tall towers seminar in which Meinhardt's Jon Brock essentially stated that people don't really care how tall a tower is beyond a certain point, tall is tall but what matters most is what occurs at street level. A vibrant, user friendly, interesting and varied street frontage is in fact the key to a development's quality.

A prime example of this has surfaced with PDS Group recently releasing a handful of high resolution images for 380 Lonsdale Street for which they will act as Project Manager and Superintendent.

<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/229.jpg" rel="gallery-all" title="Artist's perspective from Lonsdale Street. Image courtesy PDS Group"><img alt="" class="image-article-full-width-580px" height="909" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/229.jpg?itok=hCsmuD6b" title="Artist's perspective from Lonsdale Street. Image courtesy PDS Group" width="580"></a>

<figcaption>Artist's perspective from Lonsdale Street. Image courtesy PDS Group</figcaption></figure>So which is it? Height or quality? 380 Lonsdale Street proves in its most recent version you can have both. The Elenberg Fraser-designed tower may well stand at 217 metres when realised which is approximately 55 metres higher than the initial Spowers design.

Below is a comparison between the two designs highlighting the all-important ground level which shows the current Elenberg Fraser design to hold a higher level of interest, activity and greenery. Active glass frontages and green planters seek to replace uniform composite panels; both shroud above ground car parking yet one does so in a more aesthetically pleasing fashion.

There's no intended slight against Spowers, their version after all gained approval via the State Government, but there's little doubt that Elenberg Fraser's provides a heightened quality to the public domain.

<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/image4380.jpg" rel="gallery-all" title="Images courtesy PDS Group and spowers"><img alt="" class="image-article-full-width-580px" height="590" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image4380.jpg?itok=HdyQcqKp" title="Images courtesy PDS Group and spowers" width="580"></a>

<figcaption>Images courtesy PDS Group and Spowers</figcaption></figure>380 Lonsdale Street in its current form goes to show that the questions of height and quality aren't bound together in an inverse relationship. They are separate issues and should be treated as such.

Railing against buildings purely for their height serves no purpose to my way of thinking. Asking for alterations and/or rejecting planning applications based more so upon what they deliver or fail to deliver to the streetscape, or indeed what they replace is of more relevance than any question over height.
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Quality development begins at street level

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The next installment of Lend Lease's Victoria Harbour precinct appears to be near with a clutch of images online prior to the project heading through the necessary channels. Eagle-eyed Apartments.com.au member Nicholas Harrison unearthed the images of 889 Collins Street which have appeared on a handful of Chinese property websites.

It must be said Apartments.com.au's grasp of Chinese is not exactly up to scratch so we're not inferring the apartments are for sale, but the preliminary images do nonetheless appear on numerous websites catering toward Chinese apartment buyers. I'd hazard a guess and say it's likely interest is being garnered for the forthcoming project.

<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.jpg" rel="gallery-all" title="Images sourced via off-shore websites"><img alt="" class="image-article-full-width-580px" height="182" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image68.jpg?itok=Z7OpCc3V" title="Images sourced via off-shore websites" width="580"></a>

<figcaption>Images sourced via off-shore websites</figcaption></figure>Perched on the southern bank of Victoria Harbour, images indicate 889 Collins Street consists of two residential towers on the vicinity of 31 and 25 levels. Both towers sit atop a large, active podium which looks to front both Collins Street and Corporation Road.

Given both towers seem to be of a residential nature, the project can expect in excess of 400 apartments if the adjoining <a href="/buildings/888-collins-street-docklands">888 Collins Street</a> is any example. To 889 Collins Street's east lies a number of as yet unrealised commercial buildings, namely <a href="/developments/melbourne-vic">875 Collins Street</a> and <a href="/developments/docklands-vic-3008">839 Collins Street</a> while a vast tract of land stretches west from the intended site to Bolte Bridge.

<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/image62vh.jpg" rel="gallery-all" title="888 Collins Street render courtesy Woods Bagot &amp; all three sites in view"><img alt="" class="image-article-full-width-580px" height="251" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image62vh.jpg?itok=H1VOPMjk" title="888 Collins Street render courtesy Woods Bagot &amp; all three sites in view" width="580"></a>

<figcaption>888 Collins Street render courtesy Woods Bagot &amp; all three sites in view</figcaption></figure>Directly opposite the expected 889 Collins Street sits Lend Lease's two current builds, namely <a href="/buildings/888-collins-street-docklands">888 Collins Street</a> and <a href="/buildings/concavo-8-waterside-place-docklands">Concavo</a>. After securing excellent presales, the Woods Bagot-designed 888 Collins Street is in its construction infancy while Concavo seen above is now beyond half its eventual height.

With designs from Bates Smart (Conveso &amp; Concavo), Hayball (Docklands Library and adjoining Community Hub) and Woods Bagot (888 Collins Street) jostling for honours around the Collins and Bourke intersection, 889 Collins Street represents a breath of fresh air for Victoria Harbour in that a new architect enters the fray with their first Melbourne project. Sydney-based <a href="http://koichitakada.com/">Koichi Takada Architects</a> are nominated as the firm behind 889 Collins Street.

If the existing Koichi Takada designs below prove to be an apt reference, 889 Collins Street promises to hold its own in both quality and location.

<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/image63_1.jpg" rel="gallery-all" title="Image © Koichi Takada Architects"><img alt="" class="image-article-full-width-580px" height="248" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image63_1.jpg?itok=3F032jdX" title="Image © Koichi Takada Architects" width="580"></a>

<figcaption>Image © Koichi Takada Architects</figcaption></figure>
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889 Collins Street next for Lend Lease's  Victoria Harbour?

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The central city's two planning bodies have been on other sides of the ledger in recent years, with Lord Mayor Robert Doyle and State Planning Minister Matthew Guy both publicly butting heads over many contentious planning applications.

As far back as 2012 when Lord Major Doyle referred to '<a href="http://www.heraldsun.com.au/news/victoria/lord-mayor-mayor-and-planning-minister-matthew-guy-at-war-after-urban-ghettoes-comment/story-e6frf7kx-1226532452764">urban ghetto</a>' higher density living precincts, and either side haven't quite been able to find common ground. During September 2014, City of Melbourne called for the release of planning advice/documents in order to publicly demystify the rationale over a handful of big ticket projects which were given the green light by the incumbent Planning Minister.

The gulf between the two bodies was exacerbated this week with <a href="http://www.theage.com.au/victoria/rejection-of-skyscraper-for-political-reasons-not-planning-says-councillor-20141026-11c3yk#ixzz3HI1NGUvt">reports</a> that the intended <a href="/buildings/collins-arch-447-collins-street-melbourne">447 Collins Street</a> proposal had been rejected by Matthew Guy, even after City of Melbourne took the unusual step of giving support for the tower which would overshadow Southbank. Further 168 Victoria Street which will be known as <a href="/buildings/swanston-central-168-victoria-street-carlton">Hemisphere Apartments</a> was approved by the Planning Minister this week, despite overshadowing the State Library forecourt at certain times of the year.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/33f9009dfe277226520fc49be4f69c2f.jpg" rel="gallery-all" title="Going sideways? SHoP Architects image of 447 Collins Street"><img alt="" class="image-article-full-width-580px" height="416" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/33f9009dfe277226520fc49be4f69c2f.jpg?itok=0MPCclpd" title="Going sideways? SHoP Architects image of 447 Collins Street" width="580"></a>

<figcaption>Going sideways? SHoP Architects image of 447 Collins Street</figcaption></figure>So it came to be yesterday that Planning minister Guy <a href="/news/planning-minister-releases-departmental-officer-reports">released departmental officer reports</a> relating to the decisions made regarding all central city planning applications. City of Melbourne yesterday evening released the following statement:

<blockquote>
The City of Melbourne acknowledges the decision by Planning Minister Matthew Guy to publish advice from the Department of Transport, Planning and Local Infrastructure for planning applications that fall within his authority. The decision is consistent with a resolution of the Future Melbourne Committee of 9 September 2014.

Chair of Planning, Cr Ken Ong, said the City of Melbourne was experiencing unprecedented growth and the publication of Departmental advice would help to inform the planning process.

During this period of rapid growth, there has been a marked increase in the number of applications falling within the Minister’s responsibility. Many of these developments are of major importance for the City and there is a wealth of information behind each decision.

Deputy Chair of Planning, Cr Stephen Mayne also welcomed the decision.

The Minister is to be commended for making the planning process more open and transparent, said Cr Stephen Mayne, Deputy Chair of the Planning Portfolio. Since 2013, the City of Melbourne has published advice from Council officers on large planning applications before the Minister.

Today’s announcement completes that process, allowing any interested person to obtain and scrutinise the expert advice from the Minister’s department Cr Mayne concluded.
<cite>City of Melbourne statement</cite>
</blockquote>

The resolution is available for viewing from the <a href="http://www.melbourne.vic.gov.au/AboutCouncil/Meetings/Documents/2014_9_september_FMC2_Resolutions.pdf">City of Melbourne's website</a>.

Lead image courtesy Flickr - chjsbny.
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CoM responds to release of DTPLI documents

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Sometimes sheer luck points you toward the exceptional and fascinating. That's the case with Apartments.com.au's recent 'discovery' of a Flickr page dedicated to Melbourne arguably at its most barren.

<a href="https://www.flickr.com/groups/deserted_melbourne/">Deserted Melbourne Postcode 3000</a> deals solely with images of Melbourne, the city, without the people who inhabit it. From below ground to street level to vantage points up high, all angles are covered during all times of day and night by this impressive corner of Flickr.

As the CBD morphs into a 24 hour city due to an ever ballooning population, opportunities will become more scarce to snap Melbourne at rest, which makes these images all the more remarkable!

<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/image53.jpg" rel="gallery-all" title="An image sourced via Deserted Melbourne"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image53.jpg?itok=UJvA1H2M" title="An image sourced via Deserted Melbourne" width="580"></a>

<figcaption>An image sourced via Deserted Melbourne</figcaption></figure><a href="https://www.flickr.com/groups/deserted_melbourne/">Deserted Melbourne Postcode 3000 on Flickr</a>.

Lead image courtesy Deserted Melbourne - David.
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The amazing Deserted Melbourne Flickr page

<a href="https://www.apartments.com.au/developers/far-east-consortium">Far East Consortium</a> is preparing to commence construction on <a href="https://www.apartments.com.au/new-apartments/640-bourke-street-melbourne-640-bourke-street-melbourne-vic-3000">640 Bourke Street</a> this October, marking the next milestone for the Melbourne CBD development and its higher-end Eliza Collection.

Spanning levels 44 to 68 of the 68-storey <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>-designed tower, the Eliza Collection has been conceived as a lower-density offering within the broader development, with only five apartments on each floor, dedicated lift access and a collection of resident spaces reserved exclusively for Eliza Collection residents.

The Eliza Collection forms part of Far East Consortium's broader move toward larger-format residences at 640 Bourke Street, where the number of apartments was reduced from earlier plans as apartment sizes increased.

[smartcode_project:default project_id=509 project_image_fid=365685]

"What it's meant for 640 Bourke is we've actually reduced the number of apartments. We've increased the overall size of the apartments. We don't have any studios in here, and what that does for a project is it elevates it," Far East Consortium Director of Sales and Marketing Lauren Sheldon said.

Rothelowman Associate Jun Chang said the design process provided an opportunity to create more generous floorplans.

"We were given the opportunity to be more generous. The apartments became bigger and squarer than any other apartments which had been designed in the CBD before that."

[smartcode_project:default project_id=509 project_image_fid=368869]

That thinking carries through to the Eliza Collection, where the residences have been designed around the space and functionality associated with a larger home, but positioned high above the centre of Melbourne.

Kitchens are equipped with Gaggenau appliances, a butler's pantry, temperature-controlled wine cabinet and sculptural pendant lighting, while engineered timber flooring, stone and porcelain finishes and custom cabinetry feature throughout the broader interiors.

Privacy and security are another point of distinction. Eliza Collection residents have dedicated lift access, while 640 Bourke Street will provide concierge services and secure resident parking. Short-stay accommodation, including Airbnb, will not be permitted within the development.

[smartcode_project:default project_id=509 project_image_fid=365689]

Eliza Collection residents will also have exclusive access to selected amenity spaces across levels one and three of the restored Eliza Tinsley building. These include the Salon with grand piano, an art therapy room, private dining rooms and treatment rooms.

They sit within more than 3,000 sqm of amenity planned across 640 Bourke Street, alongside facilities including a pool, gym, whisky lounge and further social and wellness spaces.

The Eliza Tinsley building itself is central to the wider project's identity. Rather than treating the existing Eliza Tinsley façade as a separate element, Rothelowman used it as a starting point for the architecture of the new tower, with the historic building to accommodate the project's gallery and lobby.

"It's a significant asset and wants to be celebrated and experienced by all residents every single time they go in and out of the building," Rothelowman Principal Stuart Marsland said.

[smartcode_project:default project_id=509 project_image_fid=368872]

The tower will rise behind the retained heritage building at 640 Bourke Street, placing residents within walking distance of Southern Cross Station, Flagstaff Gardens, Queen Victoria Market and the Docklands waterfront.

With construction scheduled to begin in October, Far East Consortium has established an onsite display gallery at 640 Bourke Street, including fully built apartments that allow the project's layouts, materials and finishes to be inspected at full scale.

A fully built Eliza Collection apartment is also available to view at the display suite by appointment ahead of the planned October construction commencement.

Eligible purchasers who buy before construction commences can secure the full available off-the-plan stamp duty savings, subject to eligibility and applicable conditions.

[smartcode_project_cta:default project_id=509]

Joel Robinson

Far East Consortium brings Eliza Collection to 640 Bourke Street ahead of October construction start

By the time S&amp;S Projects began planning <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia</a>, the developer already had three Rainbow Bay projects from which to draw.

Flow, Awaken and Esprit had given <a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Projects</a> experience developing in the southern Gold Coast enclave, as well as buyer feedback that could be carried into its fourth project, a boutique collection of 38 residences at 271 Boundary Street.

“We have experienced a lot of success in this location and as this was our fourth building we had taken all of the learnings and buyer feedback from previous projects to arrive at a design and apartment mix that we believe had captured all of that experience and remained a true S&amp;S Project in its design and amenity,” the developer said.

That experience has translated into a collection of two, three, four and five-bedroom residences including two penthouses positioned on an elevated corner in Rainbow Bay, where the site opens to multiple coastal view corridors and the area's distinctive north-facing bay.

[smartcode_project:default project_id=140491 project_image_fid=284542]

S&amp;S Projects says the Boundary Street site took years to assemble, having previously comprised six units, a house and a duplex. The developer worked individually with the existing owners to bring the properties together after an earlier attempt to sell the site had been complicated by the number of parties involved.

“We are constantly looking for properties that meet our brand standards of location, views, and sites that are rare with unique aspects that we can develop to maximise the lifestyle of residents who live in our buildings,” S&amp;S Projects said.

The Boundary Street site gave <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a> a different set of conditions to work with.&nbsp;

“Our design brief was to design a building that took advantage of its unique elevated corner siting offering a range of spectacular view corridor opportunities,” Cottee Parker said.

“The design had to reinforce the strong brand pillars of S&amp;S which are quality, luxury and superior resident amenity.”

[smartcode_project:default project_id=140491 project_image_fid=284543]

Cottee Parker responded with a sculptural floorplate and strong horizontal banding, with continuous balconies and landscaped planters wrapping the building. Operable screens along the balcony edges allow residents to manage light and shade while creating an additional layer of pattern across the facade.

The tower rises above a heavily landscaped podium incorporating the entry lobby and recreational level, while the broader architectural expression takes cues from Rainbow Bay's coastal environment through its organic forms and light material palette.

Cottee Parker says the design has also been developed to complement S&amp;S Projects’ three previous Rainbow Bay developments while retaining its own architectural identity.

Inside, the residences continue that coastal response through two interior schemes centred on warm timbers and neutral tones, alongside patterned natural stone and fluted detailing.

Floor-to-ceiling sliding glass doors connect open-plan living areas to wraparound balconies, while natural stone is used across benchtops, splashbacks and bathroom walls. Specifications also include light-washed timber flooring, gas fireplaces, integrated bar and wine fridges, freestanding stone baths and 100 per cent wool carpet.

[smartcode_project:default project_id=140491 project_image_fid=284559]

Cottee Parker Director Sandra Brown said the intention was to create an architectural response closely connected to its surroundings.

“Imagine architecture that breathes with the rhythm of nature, where every curve and line flows seamlessly – creating spaces that dance with the elements, where sunlight kisses every surface and the gentle sea breeze fills every space,” Brown said.

The lessons S&amp;S Projects carried into Radia also extend to its resident amenity, with a substantial collection of shared facilities planned for just 38 residences.

A dedicated Residents Club will include a lap pool and spa, gymnasium, ice bath, sauna, steam room and hot rocks sauna. A residents' lounge, private dining room, outdoor dining and barbecue area and business centre are also planned, along with storage and dedicated surfboard and beach lockers.

S&amp;S Projects Founding Director Paul Gedoun said the facilities were also designed around the project's Rainbow Bay setting.

“Each amenity is designed to capitalise on the lifestyle of Rainbow Bay, ensuring residents can enjoy the relaxed coastal experience the enclave is famous for,” Gedoun said.

[smartcode_project:default project_id=140491 project_image_fid=284555]

<a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a> says purchasers to date have predominantly included local downsizers, interstate lifestyle investors and families, alongside a strong contingent of repeat S&amp;S purchasers.&nbsp;

According to the project sales team, feedback has centred on the natural stone and joinery, generous floorplans, natural light and the ability for residences to capture views in multiple directions. The completed Flow, Awaken and Esprit developments have also provided prospective purchasers with an existing reference point for S&amp;S Projects' delivery in Rainbow Bay.

There has also been interest from high-profile surfers and people connected to the surf community, with the elevated building providing outlooks towards several of the area's recognised surf breaks.

Radia continues S&amp;S Projects' concentration of development in a tightly held part of the southern Gold Coast, close to Rainbow Bay Beach, Snapper Rocks, Duranbah Beach, Greenmount Beach and the Tweed River. The neighbourhood also includes a growing collection of hospitality venues, while Coolangatta Airport provides connections beyond the southern Gold Coast.

Hutchinson Builders is now delivering Radia, continuing the project from early works privately funded by S&amp;S Projects. The $250 million development is expected to reach completion in the third quarter of 2027.

“With our history in Rainbow Bay, we have been fortunate to be heavily involved in how the development landscape has unfolded and this project slides into the property landscape comfortably and will feel like it was always there,” the developer said.

[smartcode_project_cta:default project_id=140491]

How three Rainbow Bay projects shaped S&S Projects' fourth, Radia

Nearly 40 years after <a href="https://www.apartments.com.au/developers/sheida-group">The Sheida Group</a> began working on the northern Gold Coast, the family-owned developer is continuing its involvement in Hope Island with Marina Point Apartments, where apartment scale has been a central part of the development.

Across the 235-apartment waterfront community, the developer has prioritised larger floorplans, substantial open space and marina access, responding to a purchaser base that has predominantly comprised local owner-occupiers and downsizers moving from larger homes.

"Having already delivered Anchorage nearby, we also understood this particular market and how people live here," developer Rick Sheida said.

"<a href="https://www.apartments.com.au/new-apartments/marina-point-apartments-hope-island-66-view-line-terrace-hope-island-qld-4212">Marina Point&nbsp;Apartments</a> gave us the opportunity to build on those lessons and create the next evolution of our work in Hope Island."

[smartcode_project:default project_id=136992 project_image_fid=293151]

The Sheida Group acquired the Marina Point land around 2018. Its appeal, Sheida says, went beyond having a waterfront address.

"What attracted us was not simply that the site was waterfront, but the way it meets the water," he said.

"It sits at the junction of broad waterways, creating long sightlines, changing views and a sense of movement throughout the day. Its shape also allowed us to orient the buildings outward, improve privacy between residences and make better use of natural light and breezes."

The buildings have subsequently been positioned around the perimeter of the site, allowing most apartments to take in water views while others look across the resort amenity or hinterland. Once all four buildings are complete, approximately one hectare of the site is expected to remain as open space.

The waterfront also provides the potential for up to 50 marina berths, with berths ranging from 15 to 24 metres and options designed to accommodate wider vessels including catamarans. Access from the marina to the Gold Coast Seaway is bridge-free.

[smartcode_project:default project_id=136992 project_image_fid=293149]

The developer says purchasers to date have predominantly been owner-occupiers and downsizers from <a href="https://www.apartments.com.au/new-apartments/marina-point-apartments-hope-island-66-view-line-terrace-hope-island-qld-4212">Hope Island</a> and elsewhere on the Gold Coast, generally aged between 45 and 70. Many have sold larger family homes or properties requiring significant upkeep.

That purchaser profile informed a design brief centred on retaining the space and functionality of a larger home within an apartment format.

"Many of our buyers are coming from large, well-appointed homes in Sanctuary Cove and the surrounding area," the project team said.

"They are accustomed to generous spaces and thoughtful design, so it was important that the apartments delivered the same sense of comfort and functionality.

"Every room needed to feel well proportioned, every space needed a clear purpose and nothing could feel compromised."

Residences range from 139 sqm through to 319 sqm penthouses, with two car spaces provided to apartments and three to penthouses. Minimum 2.7-metre ceilings, floor-to-ceiling glazing, entertainer's kitchens with butler's pantries, substantial storage and balconies ranging from 18 sqm to 37 sqm further reflect the emphasis on space.

One purchaser from Sanctuary Cove has taken the concept further, combining two of Marina Point's largest apartments to create a 552 sqm residence with raked ceilings reaching up to 4.5 metres.

[smartcode_project:default project_id=136992 project_image_fid=293155]

With Building 1 now complete, the developer is also seeing its original design assumptions tested against purchaser feedback.

Three completed display residences allow prospective purchasers to compare apartment sizes, layouts, finishes and outlooks in person. The sales team says one of the most consistent responses has been to the scale of the apartments, with visitors describing them as feeling more like homes than conventional apartments.

The first stage of resident amenity is also operational, including a 25-metre heated lap pool, Technogym-equipped gym, infrared sauna, golf simulator and yoga room. Future facilities are set to include a resort-style pool and spa, waterfront barbecue area and a residents' lounge with a library, fireplace, pool table, kitchen and bar.

Rather than treating the four buildings independently, the design brief called for a complete waterfront neighbourhood, balancing private residences with landscaping, open space, marina access and shared amenity.

[smartcode_project:default project_id=136992 project_image_fid=293152]

For Sheida, Marina Point Apartments is ultimately an extension of the developer's longer-term involvement in Hope Island and its view of how the suburb is evolving.

"We were equally interested in the long-term future of Hope Island," he said.

"Its position between Brisbane and the central Gold Coast gives residents access to both, while improving transport connections are making the northern Gold Coast increasingly attractive as a permanent place to live."

Hope Island Marketplace is 1.3 kilometres from Marina Point, while Sanctuary Cove and Paradise Point are within six kilometres. Links Hope Island, The Pines and The Palms golf courses are also nearby, and the new Hope Island train station is under construction around five kilometres from the development.

Building 2 is under construction, with completion scheduled for 2027.

[smartcode_project_cta:default project_id=136992]

Marina Point Apartments continues The Sheida Group's 40-year Hope Island story

Sydney-based fund manager and developer EG is seeking to turn part of the former Roche pharmaceutical campus in Cromer into a 130-home residential community, introducing a mix of low-rise apartments, townhouses and duplexes to the tightly held Northern Beaches market.

The SJB-designed masterplan has been prepared for the 3.2-hectare site at <a href="https://www.apartments.com.au/new-apartments/100-south-creek-road-cromer-nsw-2099">100 South Creek Road</a>, part of the former Roche landholding that EG acquired for $55 million in 2017 through its Yield Plus Infrastructure Fund No. 2.

EG is proposing what SJB describes as a new "urban village" set within the site's significant existing tree canopy.

<img alt="Cromer" data-entity-type="file" data-entity-uuid="482c9a58-49f1-4c53-a12e-aaa02336229f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-24%20at%2011.20.57%E2%80%AFAM.png?VersionId=hZP8_XfPnfNq500dbcjlpVwYU1ebhF9_" />

Around three hectares of the site is considered developable, with the balance incorporating a riparian corridor that would be rehabilitated and revegetated as part of the proposal.

The indicative masterplan comprises approximately 72 apartments in low-rise residential buildings and another 58 townhouses and duplexes.

The apartment component would include around five one-bedroom, 37 two-bedroom and 30 three-bedroom residences, while the townhouse and duplex component would be spread across several different housing typologies. The overall scheme would deliver around 19,500 sqm of gross floor area at an FSR of 0.6:1.

Parking for the apartment component is currently estimated at around 112 resident spaces and 14 visitor spaces, while the townhouse and duplex component would have 116 resident and 12 visitor spaces.

A significant part of the masterplan revolves around retaining the established landscape character of the former Roche campus.

SJB's plans show heavily treed setbacks along both Campbell Avenue and South Creek Road, a centrally located collection of significant native and exotic trees retained as communal open space, and the regeneration of the northern bushland area.

The existing creek corridor along the site's western edge would also be rehabilitated and revegetated, creating additional separation between the new homes and the neighbouring Northern Beaches Business Park.

A heritage-listed cottage and its garden setting would be retained and restored, with SJB flagging its potential adaptive reuse as communal space.

The proposal also includes new communal recreation areas, pedestrian connections to Campbell Avenue and South Creek Road, and a contribution toward improvements to the adjoining Michele Reserve.

Vehicular access would be restricted to South Creek Road, with no vehicle entry proposed from Campbell Avenue. The main internal road would largely follow the site's existing driveway to minimise the impact on established trees.

SJB said residential redevelopment presented an opportunity to retain the majority of the site's heritage-listed mature trees while delivering a broader range of housing types than typically seen across the Northern Beaches.

"The site being 3.27 hectares in area represents one of the largest vacant sites in common ownership in the Cromer and Dee Why area capable of residential renewal," SJB noted in the masterplan.

The architect said the proposal would particularly target housing diversity through townhouses and other "missing middle" typologies suitable for singles, young families, downsizers and retirees.

<img alt="Cromer" data-entity-type="file" data-entity-uuid="e3f5d841-8491-427e-8ada-c70d3d03d6bc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-24%20at%2011.21.02%E2%80%AFAM.png?VersionId=xTV7r.q8lrTzC9vKzMS9zMbjm9wKwhgm" />

The site emerged following the subdivision of the former Roche campus into eastern and western parcels.

EG has already transformed the western portion into the Northern Beaches Business Park, which incorporates heritage-listed office space, modern warehouses and indoor recreation facilities.

The proposed residential community, referred to as Cromer East in SJB's plans, adjoins established housing to the north, east and south-east, while the business park sits beyond the creek corridor to the west.

It is also within 250 metres of Pittwater House School and Northern Beaches Secondary College, while bus stops within a three-to-five-minute walk provide connections to Dee Why, Brookvale and express services to the Sydney CBD. Cromer Park and the South Creek open space corridor are also nearby.

EG acquired the broader 7.5-hectare former Roche campus in 2017 for $55 million through its Yield Plus Infrastructure Fund No. 2. The campus at the time comprised more than 25,000 sqm of industrial and office buildings set within landscaped grounds.

The current residential site represents the eastern portion of that original holding.

EG's investment strategy for the fund has centred on acquiring income-producing real estate with longer-term rezoning and repositioning potential, particularly assets benefiting from infrastructure and changing land-use patterns.

EG also has an established residential track record across Sydney, including Bosco in Five Dock, Tempo in Drummoyne, The Flour Mill in Summer Hill and Pindari in Randwick.

The developer says it has delivered more than 1,000 homes to date, with a further 3,000-plus residences across its development pipeline.

First look: EG plans 130 apartments on former Roche pharmaceutical campus in Cromer

<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;

Mark Baljak

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