<html><body>
A planning application of some difference finds itself in focus, as the typical glass and/or horizontal bands of many of the city's current crop of residential towers makes way for a design with unique external properties. Lodged mid-year and having been given brief credence in the mainstream media, Hayball's design for 334-344 City Road is distinguished by its teardrop form and angular, modular facade.

334 City Road may also act as a nexus between the established Southbank and the Montague Precinct within the forthcoming Fishermans Bend urban renewal; at 270 metres it sits on the border of the two slated high density zones.

<h2>Summary</h2>

<ul>
<li>Currently site use: Urban Central hostel and Eve nightclub</li>
	<li>Application for development lodged July 2014</li>
	<li>82-storey building with residential apartments, hotel and cafe at 270.41 metres</li>
	<li>​578 apartments (156*1 / 407*2 / 15*3)</li>
	<li>198 hotel suites</li>
	<li>154 car parking spaces &amp; 315 bicycles</li>
	<li>GFA: 83,196sqm</li>
	<li>Retail space: Approximately 119 sqm</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image25334.jpg" rel="gallery-all" title="Artist's interpretation of 334 City Road. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="869" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image25334.jpg?itok=pR-hHEQ3" title="Artist's interpretation of 334 City Road. Image courtesy Hayball" width="580"></a>

<figcaption>Artist's interpretation of 334 City Road. Image courtesy Hayball</figcaption></figure><h2>Laid out</h2>

Interestingly enough the tower has been submitted with two separate residential layouts. The intended yield sees a total of 578 apartments and 198 hotel suites whilst the alternative layout provides for 482 apartments with the identical number of hotel suites. This discrepancy is explained by the difference in apartment types where the baseline layout carries 156 single and 15 three bedroom apartments whilst the alternative sees only 12 single bedroom dwellings countered by a whopping 159 three bedroom dwellings.

Hotel accommodation size varies between 27sqm and 50sqm over the allocated 11 floors. This is further broken down into 132 hotel rooms and 66 hotel suites which as seen below are more generous in size.

<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/image23334.jpg" rel="gallery-all" title="The expected hotel floorplan. Image courtesy Hayball planning report"><img alt="" class="image-article-full-width-580px" height="295" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image23334.jpg?itok=4Xqs0B7w" title="The expected hotel floorplan. Image courtesy Hayball planning report" width="580"></a>

<figcaption>The expected hotel floorplan. Image courtesy Hayball planning report.</figcaption></figure><h2>Designed to be different</h2>

<blockquote>
The elliptical tower form has been developed through detailed analysis of the subject site’s urban morphology, and an intelligent response to the building setback objectives of the Planning Scheme. The orientation of the tower and its aerofoil profile delivers oblique views to and from surrounding developments that are predominately rectilinear and orientated to property boundaries.

The Environmental Wind Assessment prepared by Mel Consultants in conjunction with the proposal, also demonstrates that the building form is very effective in mitigating effects of the strong winds from the southwest impacting on the exposed site, and delivering a comfortable environment for pedestrians at ground level.

The façade comprises a system of highly repetitive L-shaped precast concrete panels which interact with metal clad infill panels, and expand and contract to express different building functions. The lapped panel set-out addresses the elliptical tower form and provides further depth and interest.

A spiral motif is overlaid providing a formal mechanism to transition between façade elements associated with different programmes:

<ul>
<li>Podium green wall to apartment balconies;</li>
	<li>Hotel windows to apartment balconies; and</li>
	<li>Apartment balconies to winter garden windows</li>
</ul>
<cite>Hayball - 334 City Road planning application</cite>
</blockquote>

334 City Road's facade is similar to Hayball's awarded <a href="http://www.archdaily.com/65105/the-canada-hotel-hayball/">Canada Hotel</a> development in Carlton where a series of facade panels essentially interlock to create a repetitive pattern. Add the subtle use of coloured metal spandrel panels and a diagonal visual rhythm becomes evident over the proposed tower.

<h2>Ground zero</h2>

The planning application addresses what is a problem the length of City Road: active street level frontages or lack thereof. Hayball and Tract Consultants have jointly provided for a softening of the existing harsh street level environment by way of an indented ground level with an overhung podium.

In this way increased area is given to the public realm at ground level with bluestone paving to all frontages, public bench seats, a green feature wall, planters and scope for public sculpture artwork all envisaged. In addition the adjoining dead space under the neighbouring West Gate Freeway is also earmarked for urban revitalisation. Seen below are precedents which could be applied to the undercroft, delivering some much needed useable public space to City Road in the process.

<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/image28.jpg" rel="gallery-all" title="Existing undercroft and possible urban solutions. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="428" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image28.jpg?itok=L8FKXPAZ" title="Existing undercroft and possible urban solutions. Image courtesy Hayball" width="580"></a>

<figcaption>Existing undercroft and possible urban solutions. Image courtesy Hayball</figcaption></figure><h2>A likely starter</h2>

It is worth noting that 334 City Road's urban context report does state that developer EAG Pty Ltd has had a presence on City Road for some years and has committed to delivering the project. According to a Fairfax Media <a href="http://www.smh.com.au/business/southbank-skyscraper-to-soar-over-city-20140715-zt8ix">report</a> site owner EAG Pty Ltd is tied to BRW rich lister Giuseppe “Joe” Catalfamo who owns the current Urban Central accommodation onsite.

Prolific builder LU Simon is also listed as a project partner within the submitted documents, suggesting that should it gain approval 334 City Road looks to have both the financial basis and building expertise in place turn the paper project into reality.

<h2>Development Team</h2>

<ul>
<li>Developer: EAG Pty Ltd</li>
	<li>Architect: Hayball</li>
	<li>Intended builder: LU Simon</li>
	<li>Planning Consultant: Urbis</li>
	<li>Structural Engineer: Rinovitch Consultants</li>
	<li>Services / ESD: ALA</li>
	<li>Building Surveyor: Gardner Group</li>
	<li>Landscape Architect: Tract</li>
	<li>Wind Engineer: MEL Consultants</li>
	<li>Fire Engineer: Thomas Nicolas</li>
	<li>Traffic Engineer: Traffix</li>
	<li>Waste Management: Leigh Design</li>
</ul>
</body></html>

silvermb

Planning application > Hayball's 270 metre 334 City Road

<html><body>
In recent weeks numerous vacant central Dandenong development lots have been placarded with 'Land for sale" signage, representing a sizeable chunk of real estate within the precinct controlled by Places Victoria. According to the Victorian Government’s property development agency who controls Dandenong's CBD under the Revitalising Central Dandenong initiative, "Further sites will be brought to the market in line with demand."

Four to five sites have been spotted with signage, predominantly on and around Walker Street which represents the epicentre of recent and current construction activity in the precinct.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_1815.jpg" rel="gallery-all" title="Up for grabs - another Dandenong development site "><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_1815.jpg?itok=YGDtwrwY" title="Up for grabs - another Dandenong development site " width="580"></a>

<figcaption>Up for grabs - another Dandenong development site</figcaption></figure>State held development sites aren't the only to be offered at the moment with two enduring privately held blocks also set for sale. Both <a href="/new-apartments/dandenong-vic-3175">285 Thomas Street</a> and <a href="/buildings/the-lonsdale-27-scott-street-dandenong-vic-3175">27 Scott Street</a> have been on the radar for some time with the latter maintaining a sales campaign for over two years, but to no avail.

Pointing to the difficulties in establishing a viable high-density residential market in Dandenong, 285 Thomas Street began as the design highlighted below only to morph into an office project once residential demand was deemed to be inadequate. 27 Scott Street was initially a taller building and had Platinum Construction appointed as builder, but now also finds itself for sale as a vacant development site.

<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/image4_0.jpg" rel="gallery-all" title="285 Thomas Street &amp; 27 Scott Street, Dandenong"><img alt="" class="image-article-full-width-580px" height="279" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image4_0.jpg?itok=T5-SnBb8" title="285 Thomas Street &amp; 27 Scott Street, Dandenong" width="580"></a>

<figcaption>285 Thomas Street &amp; 27 Scott Street, Dandenong</figcaption></figure>It's not all a state of flux in Dandenong with three projects maintaining a degree of forward momentum in the area. The Australian Taxation Office's new Dandenong outlet at 11-13 Robinson Street continues to make rapid progress with the 13,803 square metre facility expected to be tenant ready by September 2015.

In addition Burbank's <a href="/buildings/mosaic-living-80-cheltenham-rd-dandenong">Mosaic</a> apartment project is nearing completion while Pellicano have initiated construction works at Quest Dandenong, a 55 bed serviced apartment building situated on the corner of Mason and Walker.

<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/image5.jpg" rel="gallery-all" title="The current state of play"><img alt="" class="image-article-full-width-580px" height="560" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image5.jpg?itok=UqBIEVBb" title="The current state of play" width="580"></a>

<figcaption>The current state of play</figcaption></figure><h2>Comment</h2>

Observing Revitalising Central Dandenong since inception, it's fair to say demand for the precinct has been moderate; sufficient, almost measured but by no means overwhelming. Project delivery has been patchy with a fair list of projects that have never seen the light of day, so it's somewhat baffling that Places Victoria has released multiple sites for development simultaneously.

While demand for inner-city sites is rampant, those same factors underpinning Melbourne do not apply to Dandenong. It's difficult to see the rationale behind offering these sites for sale concurrently when market demand doesn't look to match.

Whether it be an opportunistic and well timed move by Places Victoria or essentially a fire sale of underperforming assets, the results will make for interesting reading.
</body></html>

Is Dandenong headed for a fire sale?

<html><body>
During the week City of Melbourne was heralded as a world leader in community engagement by winning recognition for its feats. Scooping the Australasian and International Organisation of the Year at the International Association of Public Participation (IAP2) Core Values Awards, it is kudos for the steps taken by City of Melbourne to engage its constituents and the wider public.

Key platforms for City of Melbourne's success has seen the public involved in city-shaping projects such as the Swanston Street redevelopment, the Urban Forest Strategy, the Queen Victoria Market renewal and Future Melbourne, a ground-breaking project that canvassed the views of 15,000 individuals, businesses, organisations and community groups, according to City of Melbourne's press release.

Further City of Melbourne has convened a People’s Panel which during November will allow 46 everyday Melburnians the opportunity to provide advice/ideas to Council on spending and revenue priorities for its first 10-Year Financial Plan.

Held in Sydney, the award evening was recognition of City of Melbourne's prowess in creating opportunities for all members of public to access or become involved in key decisions and projects that interest and impact upon them. This has in part been achieved by pop-up public consultation meetings and an online engagement portal named <a href="http://participate.melbourne.vic.gov.au/">Participate Melbourne</a>.

<blockquote>
From pop-up consultation meetings to our online engagement portal Participate Melbourne and convening a people’s panel to advise on the financial priorities for the next decade, we’re dedicated to offering the community opportunities to take part in meaningful engagement.

Our job as a capital city council is to bring the very best experts – engineers, urban designers, community planners – together with our community to create a vision for our future city and solve the problems we collectively face.

Community engagement allows for "Informed feedback from residents, ratepayers, businesses and residents about what matters to them, with outcomes from each engagement activity formally presented to Council to inform its decisions.
<cite>Chief Executive Officer Dr Kathy Alexander</cite>
</blockquote>

<h2>Comment</h2>

Is it time for City of Melbourne to initiate a sustained, open discussion on the future of the inner Melbourne relating to built form and design? Perhaps a new topic for Participate Melbourne could see a question posed along the lines of "What is more important to a developing Melbourne, negating building height or maximising ground level amenity?

Seems of late City of Melbourne have railed against a number of high-rise proposals for a variety of reasons, yet green lighted the CBUS Collins Street development at near on 300 metres that would overshadow Southbank. In line with the campaigns above that have just been awarded, it would be interesting to see what consensus those who live within the City of Melbourne come to if given the opportunity to voice their opinion on the matter.

A heightened discussion indeed!

Lead image courtesy Glynn Lavender.
</body></html>

City of Melbourne's community engagement stance pays dividends

<html><body>
Recently an enterprising young university student posed a direct question to Apartments.com.au:

<blockquote>
Your opinion on whether or not the Minister of Planning should have the power to approve projects over certain thresholds. For instance any building over 25,000sqm of gross floor area?

Should this legislation in the planning scheme be changed or reviewed considering the amount of development within this threshold is now more common than perhaps when the legislation was created? Also should local councils and other parties such as the Mayor of Melbourne or different lobbying groups from the public such as Save Our Suburbs be entitled to some input?
<cite>Adam Steel</cite>
</blockquote>

In light of the events of recent weeks this has become quite topical. I'm not going to talk on behalf of Apartments.com.au, but rather as an individual who's observed Melbourne's development scene for well over a decade and has gleaned more of an industry/developer perspective since Apartments.com.au's inception.

I'll also preface this piece by saying that once upon a time I masqueraded as an Economics student and certain habits die hard, hence my point of view on certain topics will no doubt be wildly different to other readers.

<h2>On the 25,000sqm threshold</h2>

There's always been a dichotomy between City of Melbourne (CoM) and the State Government on this issue - and there should be. CoM are naturally concerned about planning on a micro level as that is their charge but I've always perceived the State Government (irrespective of which party has been in power) to view development on a macro scale.

Whereas CoM focus far more on the intimacy of a project and what it means to City of Melbourne and its immediate residents/users, the State Planning Minister should factor in a variety of other concerns in addition to the worthiness of a given planning application. We live in a competitive world and yes domestic and foreign investment matters; if for instance CoM took a much sterner line with planning application approvals, would the construction and associated services employment sector be so buoyant?

External factors theoretically shouldn't apply to the merits of a planning application but in certain cases they are relevant, and that's the bigger picture that's swept away with talk of reverting control of planning applications back to CoM of other municipalities.

To scrap the 25,000sqm threshold and cede powers to City of Melbourne would be akin to stymieing the inner city's population growth and placing that burden elsewhere - an elsewhere which already excludes huge areas of inner Melbourne thanks to the new residential zones implemented during 2014. Consequently do we send residents to the urban fringes to exist without living or simply say we're full, go away. The latter on many levels is harmful to the economy.

It is to a degree a simple supply and demand equation in which Melbourne and surrounding areas such as Fishermans Bend, Docklands and Southbank must carry the burden of population growth - a point which I've heard countless times from planners and architects recently. To quote a hapless man we are beyond the rubicon - the new residential zones equates to inner Melbourne committing itself irrevocably to a higher density formula of living.

For City of Melbourne and the Lord Major to seek to repeal the 25,000sqm threshold is a self serving position, but highly likely to the Government of the day dismissing the notion out of hand.

<h2>A case in point</h2>

In response to the City of Melbourne 2014 State Election Questionnaire, Leader of the Victorian Greens Greg Barber responded with the following

<blockquote>
Question 1: Will you remove the 25,000 sqm threshold where the Minister for Planning becomes the Responsible Authority for planning applications, returning Responsible Authority status to the City of Melbourne?

YES. Under the old parties, planning ministers have been given successively greater powers to ride roughshod over local governments and community groups. These fast and loose laws have let Matthew Guy approve poorly planned developments with no consultation. The role of assessing planning applications should sit with Council as it does in other municipalities.
</blockquote>

Did I miss something here? No consultation? That is a flawed comment on a number levels and is typical of the politicisation of the planning process. I get the distinct impression if the Greens had their way every person and their dog would be sought for comment on any given planning application - economic realities dictate this is bad for generating and/or maintaining investment.

Assume for one moment it came to be that CoM regained power for approval over all planning applications. Almost instantly investment and growth would be hamstrung as fewer developments would be approved. An assumption yes but even the perception of a less that workable planning system means certain developers will neglect the market in favour of other cities etc. - that is fact.

<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/image4_1.jpg" rel="gallery-all" title="Depending upon what you read, this could be the impression you get"><img alt="" class="image-article-full-width-580px" height="420" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image4_1.jpg?itok=WW5lYezZ" title="Depending upon what you read, this could be the impression you get" width="580"></a>

<figcaption>Depending upon what you read, this could be the impression you get</figcaption></figure><h2>A change in legislation?</h2>

Quite simply, no! I find the criticism of Matthew Guy in recent times excessively hard to swallow, particularly with The Age and their incessant use of Michael Buxton as a means of attacking the incumbent Planning Minister. Quite simply Matthew Guy has presided over an unparalleled period of inner-city growth in Melbourne's history.

To suggest it is his fault for approving more towers as if he were solely responsible for initiating the increased number of planning applications beyond 25,000sqm is farcical. Those increased applications are a function of the free market in which local or overseas developers make their own assessments and proceed with projects as they see fit.

Stripping away any political overtones the ultimate question is this: would this even be an issue if Melbourne maintained its previous level of planning applications rather than the heightened current number? Most people would answer no so therefore if it was in fact an issue previously why wasn't it brought up in preceding years?

<h2>Giving the little person their say</h2>

Well the heading is an oversimplification somewhat. Local councils (where applicable) and the Lord Major (regarding CoM) do have the means to address a planning application if it's the responsibility of the State. In the case of the latter this is done more so by City of Melbourne's planning officers which provide reports to State planning body DTPLI/Planning Minister via CoM's Future Melbourne (Planning) Committee.

As for lobby groups such as Save Our Suburbs or Fishermans Bend Network having a say on specific planning applications; more times than not that is an exercise in futility! These groups are far better served being given an official voice in shaping the development parameters for an urban renewal area or suburban activity centre prior to its commencement.

In this way they can shape an area from its outset with requests for certain infrastructure or community space or education requirements. Fishermans Bend Urban Renewal Area would have benefited greatly from its inception by having community groups lay out their vision early days rather than question every planning application thereafter as being too tall or some such.

<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/710c_05_edit.png" rel="gallery-all" title="Upsizing doesn't necessarily mean approval. Image courtesy Laurence Dragomir"><img alt="" class="image-article-full-width-580px" height="272" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/710c_05_edit.png?itok=iPywBe0K" title="Upsizing doesn't necessarily mean approval. Image courtesy Laurence Dragomir" width="580"></a>

<figcaption>Upsizing beyond 25,000sqm doesn't necessarily mean approval. Image courtesy Laurence Dragomir</figcaption></figure><h2>The system works</h2>

To put the topic in the most basic of terms, the current system is not perfect but it does work exceedingly well. Recent big ticket planning application refusals such as <a href="/developments/docklands-vic-3008">710 Collins Street</a> (rendered above) and <a href="/buildings/avant-60-abeckett-street-melbourne">54-64 A'Beckett Street</a> demonstrates we are not in a state of planning carte blanche. The key to this argument is to have as much relevant information on hand as possible in order to make a considered opinion.

To that end my opinion is simply that, I'd like to hear yours...

You can read co-editor Alastair Taylor's <a href="/expert-insights/buying/25-000sqm-threshold-yes-it-is-time-to-review-it">view on the same topic</a>.
</body></html>

State Ministers and the 25,000sqm threshold: is it time for a review?

<html><body>
In excess of 100 guests gathered earlier this week at the Fulton Lane construction site to witness the project's topping out ceremony. In a sign of Malaysian-based developer SP Setia's propensity to be seen to be proactive, the sizeable crowd amassed for what is generally only a builders tradition which sees a juvenile tree placed atop of the newly completed concrete structure.

But on this occasion in a very public ceremony three separate trees of Australian, Malaysian and Greek origins were hoisted by tower crane to meet waiting key members of the developer/build team while guests were treated to a hawker-style market arrangement at ground level. The Australian eucalypt reflects Fulton Lane's location, while Malaysian and Greek trees provided a nod to the heritage of both developer and head contractor, Hickory Group.

<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_1573.jpg" rel="gallery-all" title="The obligatory cutting of the ribbon"><img alt="" class="image-article-full-width-580px" height="437" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_1573.jpg?itok=-p0t1iCn" title="The obligatory cutting of the ribbon" width="580"></a>

<figcaption>The obligatory cutting of the ribbon</figcaption></figure>On show during the event was the rudimentary ground floor layout; while many finishes have yet to be applied the basic premise of the space was evident. Sitting at the base of the dual towers containing 816 residential apartments, retail will take centre stage once complete, encouraging activity to Franklin Street in particular which is best described as ancillary to Melbourne's streetscape at best.

Currently the largest residential project under construction in Melbourne and with a construction value of $221 million, the design is the work of architecture firm Fender Katsalidis. Perhaps Fulton Lane's highlight is the rapidly emerging exterior façade which is a contrast of black glazing accentuated by angular aluminium composite panel clad that changes colour from green to yellow to silver depending upon the viewer's angle.

Closer to street level podium to both residential towers are heavy with timber and a green arbor façades, providing a more engaging interface with the streetscape.

According to Hickory Group highlights of the Fulton Lane build include:

<ul>
<li>Extensive value management including reworking B3 basement size to reduce piling and excavation, two stage construction programme starting with public areas in Stage 1</li>
	<li>Environmental efficiencies to achieve a 4 star rating including energy efficient lighting, use of recycled materials, recycling rainwater for common toilets and irrigation</li>
	<li>At Level 41, one third of the floor plate is a ‘skydeck’ which will be exclusively available to residents as an interactive community area.</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_1536.jpg" rel="gallery-all" title="Fulton Lane as seen from QVM"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_1536.jpg?itok=1lKm_V3r" title="Fulton Lane as seen from QVM" width="580"></a>

<figcaption>Fulton Lane as seen from QVM</figcaption></figure>While Apartments.com.au hopes to tour Fulton Lane when complete - which is expected during June 2015 - SP Setia have just signed off on a construction contract for their latest Melbourne development titled Parque Melbourne at 555 St Kilda Road. Hickory Group have snared the build once more for the curvaceous tower which is also designed by Fender Katsalidis.

In complete contrast to Fulton Lane's angular design, the flowing lines of Parque signifies a step-up in presence for SP Setia in Melbourne, with the St. Kilda Road development billed as one of Melbourne most prestigious.

But as for SP Setia's entry project into Australia, no doubt the 1500 future residents of Fulton Lane will like what they see.

<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/image15.jpg" rel="gallery-all" title="Ceremonial trees are hoisted and the exterior facade at its best angle"><img alt="" class="image-article-full-width-580px" height="434" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image15.jpg?itok=fDJ6tXtE" title="Ceremonial trees are hoisted and the exterior facade at its best angle" width="580"></a>

<figcaption>Ceremonial trees are hoisted and the exterior facade at its best angle</figcaption></figure>
</body></html>

Fulton Lane on show during its topping out ceremony

<html><body>
Apartments.com.au relishes the prospect of highlighting projects which depart form the sometimes monotonous nature of contemporary apartment design. 2 Girls Buildings in Abbotsford is such a building.

Located at 11-19 Lithgow Street, Abbotsford opposite Abbotsford Primary School, <a href="http://www.2girlsbuilding.com.au/">2 Girls Building</a> represents the joint efforts of developer Domain Hill Property Group, architects Kavellaris Urban Design and local artist Samantha Everton.

The end result is a dynamic apartment building that melds external and internal spaces to create a sizeable piece of art.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_1687.jpg" rel="gallery-all" title="Yet to be completed"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_1687.jpg?itok=0Ge_kHgL" title="Yet to be completed" width="580"></a>

<figcaption>Works still continue on the intricate facade</figcaption></figure><blockquote>
A fusion of high-art photography and architecture, the impressive project sets to redefine and innovate inner city contemporary living. The majority of the Masquerade image will be transparently infused within the glass, a highly reflective medium that fluidly converses with and reflects its surroundings. The rest will sinuously merge into the building being embossed within the concrete.

There is something otherworldly about this project, as the image seamlessly embeds within the façade of the building and then transcends itself, extending out into three-dimension to light up its surroundings.
<cite>artistprofile.com.au</cite>
</blockquote>

Clearly the building's main feature is the DigiGlass facade which depicts Melbourne-based photographer Samantha Everton's Masquerade artwork. Coupled with patterned precast panels and a protruding lamp which doubles as a street light upon completion, 2 Girls Buildings distinguishes itself in terms of design.

According to the project website the artwork continues internally with the entry foyer and corridors lined with numerous artworks, acting as a gallery space of sorts. The project is limited to 15 apartments, each of which has also been adorned with artwork and unique fittings.

But until completion, the external facade fronting Lithgow Street is the champion element of the 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/img_1688.jpg" rel="gallery-all" title="No ordinary apartment facade"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_1688.jpg?itok=EAn9Vf5H" title="No ordinary apartment facade" width="580"></a>

<figcaption>No ordinary apartment facade</figcaption></figure><h2>Comment</h2>

Last year Apartments.com.au nominated The Commons in Brunswick as the best all-round apartment development of 2013, which went on to recently scoop the Premiers Design Award for <a href="http://www.premiersdesignawards.org.au/2014/10/02/2014-premiers-design-award-winner-goes-to-innovative-and-sustainable-apartment-block-the-commons/">Innovative and Sustainable Apartment Design</a>. It won't be too far a stretch to suggest that 2 Girls Buildings will be front and center in the next round of Premiers Design Awards, and any other award for that matter.

Very few buildings have the ability to intrigue and stop pedestrians in their tracks; based on observations 2 Girls Building is certainly capable of doing so. Kudos to the development team headed by Domain Hill Property Group which chose an outcome less common (and more expensive to deliver).

I already consider 2 Girls Building to be in the top bracket of what Melbourne has to offer architecturally. More please!
</body></html>

2 Girls Abbotsford gains its facade

Long before the shadow cast by Asian-backed property developers over the Melbourne apartment market, local developers were delivering projects in a altogether typical fashion. For a variety of limiting factors it&#39;s near on impossible for the vast majority of local property developers to bust into the apartment market with grandiose projects in the vicinity of 1000 dwellings, as has been the case recently.

Rather the slow and steady increase of developments in terms of scale and complexity was the norm. In talking to Little Projects&#39; Managing Director Michael Fox recently, the discussion veered into how the now considerably sized property player began in the Melbourne market.

&quot;Why, we started with townhouses like everyone else&quot; was the reply from the head of a firm that has a rash of apartments currently in planning. This in turn prompted Apartments.com.au to sift through the considerable list of Melbourne-based property players via our Project Database in an attempt to identify the next small to medium sized apartment developer ready to step up to the next level.

<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/image9ef.jpg" rel="gallery-all" title="Essence at 52 Park Street, South Melbourne. Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="416" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image9ef.jpg?itok=NIHJ5l2z" title="Essence at 52 Park Street, South Melbourne. Image © Elenberg Fraser" width="580" /></a>

<figcaption>Essence at 52 Park Street, South Melbourne. Image &copy; Elenberg Fraser</figcaption>
</figure>

We suspect that next firm is Milbex. From conception in 2004 with a dual townhouse project in <a href="/developments/elwood-vic-3184">Elwood</a>, a handful of lower density projects were undertaken until their breakout project titled Essence was completed during late 2013. Now a year later the developer has taken the leap to the next level with three apartment projects of note.

<h2>The current stable</h2>

Moorabbin&#39;s Bayside Tower has commenced construction; after a brisk sales campaign, builder Hamilton &amp; Marino has advanced the build to the lower basement level. Located in Richmond, <a href="/new-apartments/richmond-vic-3121">Estelle</a> is still before City of Yarra although a decision is expected shortly given the length of time it has been at planning.

With an active website seeking registrations of interest, <a href="http://estelleapartments.com.au/">Estelle&#39;s</a> 91 apartments look set to join Bayside&#39;s 128 dwellings in due course.

<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/image10milbex.jpg" rel="gallery-all" title="Clockwise sees Bayside, 39W &amp; Estelle. Images courtesy Milbex"><img alt="" class="image-article-full-width-580px" height="619" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image10milbex.jpg?itok=_sMHkJ9c" title="Clockwise sees Bayside, 39W &amp; Estelle. Images courtesy Milbex" width="580" /></a>

<figcaption>Clockwise sees Bayside, 39W &amp; Estelle. Images courtesy Milbex</figcaption>
</figure>

Next in line is a project dubbed 39W. Currently under assessment with City of Port Phillip, 37-43 Park Street South Melbourne spans 12 levels and seeks to hold 120 apartments, ground level retail space and office space through the podium.

The existing 39 Park Street low-rise commercial complex is available for short term lease indicating demolition may not be all that far away.

<h2>When it works... it works!</h2>

Milbex look to have settled upon a successful formula as their developments increase in frequency. Elenberg Fraser&#39;s experience with the developer at Essence has led to the prolific architecture firm designing Bayside, Estelle and 39W.

Add Hamilton &amp; Marino builders into the mix for both Essence and Bayside and the trend of familiarity emerges. Not specific to Milbex, this practice is prevalent with other developers who maintain multiple projects on the go at any given time, thus streamlining the development process via a ongoing working relationship.

From the casual observers perspective Milbex is on an upward trajectory, and may well soon enough sit in the same bracket as Caydon or Pace Development Group within the Melbourne development scene. As for who will be the next small-scale developer to make the jump to the next level, there&#39;s no shortage of local developers vying for the distinction!

Milbex follows a tried and true path

<html><body>
Project manager <a href="http://www.pdsgroup.com.au/">PDS Group</a> yesterday announced that one of Melbourne's largest residential buildings has been given the green light to proceed. 224-252 La Trobe Street Melbourne will now head to sales under the moniker Aurora Melbourne Central.

Designed by Elenberg Fraser, the scheme was initially referred to as "<a href="/news/the-answer-224-252-la-trobe-street-melbourne">The Answer</a>" within early planning documents, relating to the all-encompassing nature of the design. Changes ensued in line with planning authority recommendations which resulted in a leaner tower with increased setbacks and an altogether more curvaceous 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/image55.jpg" rel="gallery-all" title="Aurora Melbourne Central"><img alt="" class="image-article-full-width-580px" height="860" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image55.jpg?itok=XiKp9Qt_" title="Aurora Melbourne Central" width="580"></a>

<figcaption>Aurora Melbourne Central</figcaption></figure>The latest figures as released by PDS Group see 941 residential apartments and 208 serviced apartments within the 92 level structure which differs to the 88 levels initially called for. Podium levels will house a minimum of 300 car parking spaces and 781 bike spaces, in addition to commercial office space.

Aurora Melbourne Central will also connect to the north exit of Melbourne Central Train Station, a scenario which <a href="/news/changes-afoot-for-224-252-la-trobe-street">was explored in detail</a> previously.

<h2>What they say</h2>

<blockquote>
PDS Group is exceptionally proud of the team who have worked meticulously over the past 11 months to ensure the project was brought to market in accordance with world class design and our client’s expectations
<cite>Andrew Fortey, PDS Group Director</cite>
</blockquote>

<blockquote>
The tower's elegant tapering curves revolve seamlessly around its axial symmetry. Its complexity and beauty are created through rigorous geometric exploration of repetition and transition.
<cite>Callum Fraser, Architect</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/image57.jpg" rel="gallery-all" title="What's in a logo - Aurora Melbourne Central"><img alt="" class="image-article-full-width-580px" height="275" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image57.jpg?itok=7UHGKlTu" title="What's in a logo - Aurora Melbourne Central" width="580"></a>

<figcaption>What's in a logo - Aurora Melbourne Central</figcaption></figure>Aurora Melbourne Central's developer UEM Sunrise also has planning consent for another nearby project, <a href="/buildings/conservatory-9-23-mackenzie-street-melbourne">Conservatory</a>. Together these two projects spearhead the push into the Australian market by the leading Malaysian property developer.

Marketing for Aurora Melbourne Central will begin in Melbourne shortly.
</body></html>

The answer becomes Aurora Melbourne Central upon approval

<html><body>
With a total site area of 13,390sqm in their keeping, Leighton Properties have chosen to divide the prized Readings Moonee Ponds site into separate development parcels, the first of which has recently been lodged with City of Moonee Valley. Highlighted by Apartments.com.au during May 2013, the then sales campaign included an <a href="/news/finally-readings-moonee-ponds-for-sale">indicative development scheme of 30 levels</a>.

Subsequently parent company Leighton Holdings was revealed as the buyer and approximately a year later have presented in conjunction with project partner Qualitas a planning submission with the intent of delivering a substantial apartment project.

<h2>Application summary</h2>

<ul>
<li>Stage 1 development: 40 Hall Street, Moonee Ponds</li>
	<li>Current site use: at grade car park (formerly Moonee Ponds Market)</li>
	<li>Application for development lodged September 2014</li>
	<li>15 levels @ 49.2 metres</li>
	<li>Site area: 2,388sqm</li>
	<li>162 apartments (1/2 bedroom) &amp; 2 retail tenancies over 437sqm</li>
	<li>137 car spaces &amp; 70 bicycle spaces</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image3hall.jpg" rel="gallery-all" title="Artist's impression of 40 Hall Street . Image © Plus"><img alt="" class="image-article-full-width-580px" height="773" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image3hall.jpg?itok=1hqoX-oL" title="Artist's impression of 40 Hall Street. Image © Plus" width="580"></a>

<figcaption>Artist's impression of 40 Hall Street . Image © Plus</figcaption></figure><h2>Design impetus</h2>

Plus Architecture have employed a gentle undulating facade over the tower with a variety of materials on display. Differing glaze colours are joined by metal cladding, masonry and applied finishes (assumed precast) to create the external look.

<blockquote>
The articulation of the building envelope is both unifying and highly adaptive. The design presents a singular bold expression to Hall Street, providing the relatively short building the required gravitas to anchor the future precinct in a clear and calm manner .

The design considerations have resulted in a unique and contemporary design response that will contribute significantly to this streetscape and the overall centre. The development displays a high amount of glazing, including a mixture of tinted glazing and glass balustrades. The proposal will incorporate quality materials and finishes, including a mix of applied light and dark colours to respond to the highly innovative architectural design of the overall building.
<cite>Plus Architecture: planning application design statement</cite>
</blockquote>

<h2>Communal focus</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image8.jpg" rel="gallery-all" title="Expected ground level layout. Image © Oculus"><img alt="" class="image-article-full-width-580px" height="481" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image8.jpg?itok=eECzrxOl" title="Expected ground level layout. Image © Oculus" width="580"></a>

<figcaption>Expected ground level thoroughfare. Image © Oculus</figcaption></figure>Consisting of recycled brick and concrete pavers, 40 Hall Street seeks a new north-south pedestrian link with a likely future extension through to Homer Street. Beyond ground, a 482sqm resident's communal garden is included over the mezzanine level whilst level 5 also carries a communal terrace complete with mature trees.

A 147sqm roof garden is proposed to supplement the indoor/outdoor rooftop communal terrace area. Included is a kitchen, dining area and lounge space whilst the external area holds a BBQ and dining/entertaining space. It's envisaged an easily reconfigured terrace could also hold an outdoor cinema with the CBD as a backdrop.

<h2>One of many</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/image2_0.jpg" rel="gallery-all" title="Readings overview with 40 Hall Street in red. Image courtesy Urbis planning report"><img alt="" class="image-article-full-width-580px" height="371" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image2_0.jpg?itok=wM5hu9tv" title="Readings overview with 40 Hall Street in red. Image courtesy Urbis planning report" width="580"></a>

<figcaption>Readings overview with 40 Hall Street in red. Image © Urbis</figcaption></figure>Prior to 40 Hall Street's submission, City of Moonee Valley had indicated that 17 levels was an appropriate outcome of the Readings site. With scope for an additional four or five apartment towers onsite and the nearby Moonee Valley Racecourse seeking 25 level towers as part of its redevelopment, it remains to be seen whether Leighton will push for future towers in the 25-30 level vicinity.

In the wider context Urbis' 40 Hall Street planning report states "Moonee Ponds is expected to undergo a shift in character to a taller, higher density precinct. There are also a number of new developments under construction or approved in the wider area." Indeed Moonee Ponds continues on an upward trajectory in terms of apartment development.

Currently three separate apartment buildings fronting Moore Street are under construction whilst The Montgomery and MOPO are both at sales, yielding a combined 178 apartments. Other projects currently of note within the Moonee Ponds Activity Centre include the 10 level 6-14 Young Street and Moloney Group's 33 Hall Street at 14 levels.

<h2>40 Hall Street development team</h2>

<ul>
<li>Developer: Leighton Properties / Qualitas</li>
	<li>Architect: Plus Architecture</li>
	<li>Planning: Urbis</li>
	<li>Transport: GTA Consultants</li>
	<li>Landscape: Oculus</li>
	<li>Sustainability: Lucid Consulting Australia</li>
	<li>Waste Management: Leigh Design</li>
</ul>
</body></html>

Leighton initiate the Readings Moonee Ponds transformation

<html><body>
Assorted media were on hand yesterday to witness Melbourne Lord Major Robert Doyle preside over the official topping out 567 Collins Street, located in the CBD's west end. In reaching its high point during the construction process, 567 Collins Street has achieved the feat near on two years after initial construction had begun.

Also on hand were developer Leighton Properties’ National Head of Commercial Andrew Borger, Michael Loterzo Building Division Manager Leighton Contractors and Peter Menegazzo Fund Manager Investa Commercial Property, who spoke on varying aspects of what is Melbourne's newest Premium Grade office accommodation 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/img_1072.jpg" rel="gallery-all" title="Dignitaries pose for a photo moment"><img alt="" class="image-article-full-width-580px" height="357" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_1072.jpg?itok=YDjGZ9OT" title="Dignitaries pose for a photo moment" width="580"></a>

<figcaption>Dignitaries during a photo moment</figcaption></figure>At 26 levels, 567 Collins Street will add an additional 50,000 sqm of commercial floor space to the Melbourne market, with 75% of space now leased. Utilities provider Jemena has joined key anchor tenants Corrs Chambers Westgarth and Leighton Contractors, with Melbourne’s second Virgin Active Health Club spread over levels 1 and 2.

<blockquote>
The building’s end-of-trip facilities encourage a balanced, healthy lifestyle. It’s a design philosophy that provides tenants with a unique workplace culture, offering openness, transparency and a communal approach to business.
<cite><a href="http://567collins.com.au/lifestyle/">567 Collins Street website</a></cite>
</blockquote>

Known as ‘the GRID,’ lower level facilities will pay homage to Melbourne's laneway culture, housing a mixture of cafes, restaurants and convenience retail spread over the 3,942 sqm site footprint. A split 2-3 level high foyer will welcome pedestrians in a grand entrance fronting Collins Street.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_1291.jpg" rel="gallery-all" title="The current state of play"><img alt="" class="image-article-full-width-580px" height="870" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_1291.jpg?itok=Gd02seSf" title="The current state of play" width="580"></a>

<figcaption>The current state of works</figcaption></figure>With the site remaining vacant for many years a handful of development proposals had come and gone over time, ranging from a Bruce Henderson-designed office tower to a stand-alone Spowers design for a substantial office complex. Ultimately Spowers and Cox teamed to produce the striking, currently under construction, design.

Defined by its royal blue facade and 'fractured' design feature splitting the height of the northern facade, 567 Collins Street is also pursuing an environmentally friendly standard that has seen the development registered to target a 5 Star Green Star – Office Design v3 rating with the Green Building Council of Australia. Employed are the latest technology surrounding minimal water usage, improved indoor air quality and efficiency and the promotion of sustainable transport initiatives.

In reaching its peak 567 Collins Street still has quite a distance to the construction finish line with the 567 Collin street website nominating August 2015 as the point where the tower will be completed and tenant ready.

See below a brief chronology of 567 Collins Street, from early uses to construction to the latest project renders.
</body></html>

567 Collins Street marks its place in the skyline

<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

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News