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The RACV's On Track survey which asks respondents to detail their experience with the Melbourne train network is now open and will close on December 2nd.

The 2015 survey had more than 17,800 responses with train users - whether frequent or infrequent users - quizzed on their experiences at train stations.

Questions pertaining to how train users arrive at the station - by walking, by another mode of public transport, by bike or by car - are asked and survey respondents are asked to rate the quality of the experience they have.

<blockquote>
Through our biennial On Track survey, RACV wants to hear what you like and don't like about your train journeys, be it your daily commute on Melbourne's rail network or trips on regional V/Line services.  And if you don't catch a train at all, we want to know why.

RACV's Dave Jones says that be pin-pointing the issues that are of highest concern for train users, the On Track survey will support advocay for further improvements to the state's rail network.

The State Government has committed $1.4 billion for station upgrades over the next five years, and this is your chance to say what is needed at the stations you use, or would like to use.
<a href="https://www.racv.com.au/membership/member-benefits/royalauto/motoring/public-transport/have-your-say-on-victorias-train-network-on-track-2017"><cite>RACV</cite></a>
</blockquote>

<figure><img alt="" class="image-article_full_width_580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/footy-train_racv.jpg?itok=Az5sjs7I" title="The RACV On Track survey closes on December 2nd." width="580"><figcaption>The RACV On Track survey closes on December 2nd.</figcaption></figure>The RACV points to the 2015 survey and the responses received on the facilities at Gardiner, which has since been completely rebuilt as part of the grade separation project at Burke Road at Gardiner Station.  "Users identified shelter, station access and toilets as issues at Gardiner Station.  It has since been replaced with a new station and it has shelter for most of the length of the platforms and access from each end of the platform".

To take part in the survey, see RACV's website <a href="http://www.racv.com.au/ontracksurvey">here</a>.  The survey will close on December 2nd and the results released in February 2018.
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Alastair Taylor

RACV's biennial On Track survey opens

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On Saturday <a href="/news/fishermans-bend-draft-framework-released-uplift-controls-to-drive-affordable-housing">when the draft Fishermans Bend framework was released</a> I summarised the density controls - since then the state government has opened up an <a href="http://www.fishermansbend.vic.gov.au/documents">online library</a> of supporting documentation and one file of interest is the<a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0030/87069/Urban-Design-Strategy-171017_web-res.pdf"> Urban Design Strategy</a>, produced by Hodyl &amp; Co. 

If you found it hard to understand how new development would be shaped, reading that report should aid in understanding as it is complemented by each of the Capital City Zoned precincts having a visual which illustrates how they might appear.

The headline figure of 80,000 residents is addressed throughout the urban design strategy document and in summary, it effectively translates to approximately 38,000 households and with already 7,865 dwellings approved under the current planning regime a further 30,000 would need to be approved to house the 80,000 population target.

The report assumes 90% of the already-approved dwellings will eventually need to be built, and the 30,000 extra dwellings required translate into a gross floor area of 3,280,240m2.

The four non-employment precincts would also need 1,612,000m2 to house the predicted 40,000 jobs (another 40,000 jobs would located in the employment precinct), bringing the total of new floorspace required up to a cool 4,892,240m2.

As the overwhelming majority of new developments in Melbourne over the past decade have been residential in nature, the report recommends introducing a minimal commercial FAR to ensure the 4 non-employment precincts have sufficient space built to cater for those jobs.

The visuals below, taken from the Urban Design Strategy, illustrate how each precinct might look when 'building out' to each precinct's space requirements.  The main caveat is that each precinct diagram does not take into account possible uplift scenarios.

Buildings shown in red are developments that have been approved under the existing planning regime.  Pink buildings relate to new 'core' area buildings, light brown relates to new 'non-core' area buildings.

<h2>Lorimer</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/lorimer.png" rel="gallery-all" title="Lorimer build-out diagram - Urban Design Strategy"><img alt="" class="image-article-full-width-580px" height="374" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/lorimer.png?itok=CGwdSOpP" title="Lorimer build-out diagram - Urban Design Strategy" width="580"></a>

<figcaption>Lorimer build-out diagram - <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0030/87069/Urban-Design-Strategy-171017_web-res.pdf">Urban Design Strategy</a></figcaption></figure><h2>Montague</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/montague_0.png" rel="gallery-all" title="Montague build-out diagram - Urban Design Strategy"><img alt="" class="image-article-full-width-580px" height="391" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/montague_0.png?itok=AmPiuP4U" title="Montague build-out diagram - Urban Design Strategy" width="580"></a>

<figcaption>Montague build-out diagram - <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0030/87069/Urban-Design-Strategy-171017_web-res.pdf">Urban Design Strategy</a></figcaption></figure><h2>Sandridge</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/sandridge.png" rel="gallery-all" title="Sandridge build-out diagram - Urban Design Strategy"><img alt="" class="image-article-full-width-580px" height="331" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/sandridge.png?itok=OnsfK0Lf" title="Sandridge build-out diagram - Urban Design Strategy" width="580"></a>

<figcaption>Sandridge build-out diagram - <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0030/87069/Urban-Design-Strategy-171017_web-res.pdf">Urban Design Strategy</a></figcaption></figure><h2>Wirraway</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/wirraway.png" rel="gallery-all" title="Wirraway build-out diagram - Urban Design Strategy"><img alt="" class="image-article-full-width-580px" height="375" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/wirraway.png?itok=eBpmRPT4" title="Wirraway build-out diagram - Urban Design Strategy" width="580"></a>

<figcaption>Wirraway build-out diagram - <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0030/87069/Urban-Design-Strategy-171017_web-res.pdf">Urban Design Strategy</a></figcaption></figure>See the full Urban Design Strategy on <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0030/87069/Urban-Design-Strategy-171017_web-res.pdf">www.fishermansbend.vic.gov.au</a>
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Fishermans Bend's Urban Design Strategy - visuals

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The draft Fishermans Bend framework <a href="/news/fishermans-bend-draft-framework-released-uplift-controls-to-drive-affordable-housing">that was released on Saturday</a> included an integrated transport plan that seeks to address targets such as 80% of all trips to be made by sustainable transport modes that were set out in the vision and now carried through to the draft framework.

The raw numbers for the costings in the integrated transport plan are not provided however we do see a range of demand and route options analysis.  

The tone for the plan is set in the opening pages.

<blockquote>
"With over 260,000 daily trips expected to be generated by residential development alone, a mode shift to walking, cycling and public transport will have a significant impact on transport and amenity outcomes for the precinct.

Whilst the early provision of high quality pedestrian, cycling and public transport networks presents a signficant challendge, the transformation of the precinct provides an opportunity to create an enduring legacy for Melbourne similar to the Hoddle Grid.
</blockquote>

Starting with the bare bones, the new street network proposed for the entire urban renewal area would see several existing large parcels of land sub-divided, especially in the Capital City Zoned (non-Employment) precincts.  

Sandridge, Wirraway, and Lorimer would see the largest amount of new streets added and two major boulevards with trams would be created both north and south of the West Gate Freeway.

<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/transport_plan_road_network.png" rel="gallery-all" title="Proposed street network - Fishermans Bend Integrated Transport Plan"><img alt="" class="image-article-full-width-580px" height="360" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/transport_plan_road_network.png?itok=BleJcQUU" title="Proposed street network - Fishermans Bend Integrated Transport Plan" width="580"></a>

<figcaption>Proposed street network - Fishermans Bend Integrated Transport Plan</figcaption></figure>The first of the widened streets / new boulevards with tram routes would be along Turner Street, through the now government-owned GMH site and Wharf Road.

Turner Street has significant scope for widening/expansion thanks to an electricity distribution easement.

<iframe allowfullscreen="" frameborder="0" height="450" scrolling="no" src="https://www.google.com/maps/embed?pb=!1m0!4v1508716680931!6m8!1m7!1scaOFaTaEFzd-RNf_gjAe4A!2m2!1d-37.8237429981255!2d144.9248190500767!3f110.53873991183585!4f4.722029360175185!5f1.1924812503605782" style="border:0" width="100%"></iframe>

The second of the new boulevards is posed to be the existing Fennell and Plummer Streets.  Fennell Street would be heart of the Sandridge precinct with all three modes of public transport converging on the street between Ingles and Bertie Street.

The streetview below is the approximate location of the Sandridge station, new civic spine and tram route as shown in the plan's maps.

<iframe allowfullscreen="" frameborder="0" height="450" scrolling="no" src="https://www.google.com/maps/embed?pb=!1m0!4v1508717358527!6m8!1m7!1soMrsgXWeXZS51bWS_hYRRg!2m2!1d-37.82873348711779!2d144.9377429424271!3f36.753881335881694!4f-2.3590124121340494!5f0.7820865974627469" style="border:0" width="100%"></iframe>

A significant amount of new bridges have been foreshadowed, primarily for pedestrian and cycling links but also across the river in Docklands.  

There appears to be a particular emphasis on creating more links from the Employment precinct into Wirraway and a major bridge appears on the maps from the draft framework on the eastern side of the West Gate Freeway / Citylink interchange connecting Wirraway/Sandridge with Lorimer.  

<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/transport_plan_cycling_network.png" rel="gallery-all" title="Proposed pedestrian and cycling routes through Fishermans Bend"><img alt="" class="image-article-full-width-580px" height="309" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/transport_plan_cycling_network.png?itok=TAD3XGEd" title="Proposed pedestrian and cycling routes through Fishermans Bend" width="580"></a>

<figcaption>Proposed pedestrian and cycling routes through Fishermans Bend</figcaption></figure>The bridge across the river - an extension of Collins Street in Docklands - received particular emphasis in the integrated plan with several pages in part B of the document dedicated to explaining how the transport experts arrived at the preferred alignment.  

The preferred option would see a 6m high tram, pedestrian and cycling bridge constructed to rise in between the existing ANZ HQ and 839 Collins Street in Victoria Harbour and then sweep around to align with Hartley street in Yarra's Edge.  

<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/new_yarra_bridge.png" rel="gallery-all" title="The preferred position of a new tram, pedestrian and cycle bridge - Collins Street and Hartley Street (bottom right) - Google Earth"><img alt="" class="image-article-full-width-580px" height="336" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/new_yarra_bridge.png?itok=2ktVefe7" title="The preferred position of a new tram, pedestrian and cycle bridge - Collins Street and Hartley Street (bottom right) - Google Earth" width="580"></a>

<figcaption>The preferred position of a new tram, pedestrian and cycle bridge - Collins Street and Hartley Street (bottom right) - Google Earth</figcaption></figure>The integrated transport plan's recommendation on the light rail states initial priority is the northern boulevard/tram route, however, City of Port Phillip mayor Bernadene Voss said the council's submission to the new consultation round will seek a commitment to deliver the entire tram network within four years to ensure high-quality development and jobs are delivered in Sandridge and Wirraway

<blockquote>
We particularly welcome the sustainability objectives, focus on jobs and a knowledge economy, an affordable housing target and a land use planning approach to control density.

However question marks remain about several issues of crucial concern to our community.  There is no definitive timeline, for example, for the delivery of the much-needed tram network
<cite>City of Port Phillip Mayor, Cr Bernadette Voss<cite> </cite></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/transport_plan.png" rel="gallery-all" title="The public transport network for Fishermans Bend"><img alt="" class="image-article-full-width-580px" height="374" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/transport_plan.png?itok=1cUbKTc_" title="The public transport network for Fishermans Bend" width="580"></a>

<figcaption>The public transport network for Fishermans Bend</figcaption></figure>One other major aspect of the integrated transport plan deals with the alignment and location of stations for a second cross-town underground rail line that first appeared in the 2012 heavy rail network development plan.

Multiple routes were assessed (refer to page 34 in the <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0029/87059/Fishermans-Bend-Integrated-Transport-Plan-Final.docx.pdf">integrated transport plan</a>) however at the end of the assessment process two options for further assessment were presented.  

The first option will be familiar to some and it involves a direct route under Plummer and Fennel Streets with a station at Sandridge and one in Wirraway.  The second option maintains the station in Sandridge however it takes a more serpentine alignment westward with a station located in the heart of the government-owned GMH site.

Also of note is a new frequent bus route linking Lorimer, Sandridge (including the proposed station) and Domain station via South Melbourne on Metro 1 - the line currently under construction. 

The plan document also notes that many of the existing bus routes already serving Fishermans Bend are infrequent and alludes to upgrades to these routes in the short term, possibly within the next budget cycle.

The main surprise in the document was the inclusion of a new freight route that would see a bridge built adjacent to the Bolte Bridge on its western side.  The freight route would seek to use much of the 220kV transmission easement and would link the road and rail networks behind Appleton Dock with Webb Dock (refer to page 18 in the <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0029/87059/Fishermans-Bend-Integrated-Transport-Plan-Final.docx.pdf">integrated transport plan</a>).

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/transport_plan_freight_network.png" rel="gallery-all" title="The proposed freight network for Fishermans Bend"><img alt="" class="image-article-full-width-580px" height="357" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/transport_plan_freight_network.png?itok=RH0p0xae" title="The proposed freight network for Fishermans Bend" width="580"></a>

<figcaption>The proposed freight network for Fishermans Bend</figcaption></figure>Water transport gets a mention as well with an assessment finding that the only viable routes would be from 3 points - Footscray just south of the Shepherd Bridge, Victoria Harbour &amp; Newquay in Docklands and Flinders Street/Southbank. 

Routes reaching further upstream along the Maribyrnong River as far as the defense site near Highpoint and along the Yarra River as far as Dight falls were looked at but were not found feasible.

The integrated transport plan represents one of the first public documents to be released from Transport for Victoria, the new agency set up and tasked with strategic transport planning job for Victoria.

Click <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0029/87059/Fishermans-Bend-Integrated-Transport-Plan-Final.docx.pdf">here</a> to read the integrated transport plan.

Read more: <a href="/news/fishermans-bend-draft-framework-released-uplift-controls-to-drive-affordable-housing">Fishermans Bend draft framework released, uplift controls to drive affordable housing</a>.

The Planning Minister in his own words: <a href="/news/richard-wynne-on-fishermans-bend-we-have-to-get-urban-renewal-projects-right">We have to get urban renewal projects right</a>.

Lead image credit: <a href="http://www.fishermansbend.vic.gov.au/__data/assets/pdf_file/0030/87069/Urban-Design-Strategy-171017_web-res.pdf">Sandridge &amp; FAR build out - Urban Design Strategy by Hodyl &amp; Co.</a>
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Walking, bikes and public transport the big focus in Fishermans Bend's integrated transport plan

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A combination of mandatory and discretionary height limits, setbacks, floor area ratios, floor area uplift controls and detailed precinct plans will guide density and uses within new buildings in Fishermans Bend over the coming decades as the urban renewal area undergoes development.

The draft Fishermans Bend framework released today adds more meat to the bones of the vision document which was released in September 2016. 

There's still a fair way to go before amendments are made to planning schemes - today marks the start of another consultation round and detailed precinct plans will take into account the feedback received in this round - however one thing is clear: Fishermans Bend's ultimate built form will be diverse.

Simply referring to height limits in specific areas is fairly useless when attempting to convey - in text - how Fishermans Bend will develop, it's a lot more complex than that. 

<blockquote>
It starts with open space. We’ve already pressed ahead with plans for the Montague Community Park – and now we’re going further. The Framework earmarks the equivalent of two thirds the size of Docklands for open space, or 50 MCGs.

Four new AFL-sized ovals, six soccer pitches and eight outdoor courts will give local kids badly-needed space to blow off steam and embrace healthy and active lifestyles.
<cite>Planning Minister Richard Wynne - <a href="/news/fishermans-bend-draft-framework-released-uplift-controls-to-drive-affordable-housing">in his own words on Urban.com.au today</a></cite>
</blockquote>

<h2>A closer look at the new planning controls</h2>

The 480-hectare urban renewal area straddles both the City of Melbourne and City of Port Phillip local government areas (LGAs).  Lorimer and the Employment precinct are located with the City of Melbourne LGA and Wirraway, Sandridge and Montague's precincts are located within the City of Port Phillip LGA.

Across all four non-employment precincts (to be known as the Capital City Zoned precincts) height limits weigh in as follows: mandatory 4 levels in the interface zones along Williamstown Road.  Elsewhere discretionary height limits of 4, 6, 8, 12, 24 and unlimited levels will apply in different areas.

Both Sandridge and Lorimer will see the most generous height limits. On either side of the West Gate Freeway - to the east of the Bolte Bridge - the unlimited height limit control has been proposed with multiple steps down through both 24 and 12 level limits the further a development site is located from the West Gate Freeway.

<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/fish_bend_height_limits.jpg" rel="gallery-all" title="Proposed height limits across Fishermans Bend"><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/fish_bend_height_limits.jpg?itok=d297Rz0k" title="Proposed height limits across Fishermans Bend" width="580"></a>

<figcaption>Proposed height limits across Fishermans Bend</figcaption></figure>Setback rules that currently govern planning over the area will be maintained with developments that have 20 or more levels requiring mandatory tower separation of 20 metres and 10 metres from all boundaries. 

Other setback requirements are set to be introduced for developments at other height levels as well.

Height limits and setbacks - the current controls over Fishermans Bend - will have the added dimension of floor area ratio (FAR) and floor area uplift (FAU) controls and the draft framework provides some numbers.

The example provided in the draft Fishermans Bend framework and seen below assumes a floor area ratio (FAR) of 3:1 on a developable site area of 600m2.

<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/fish_bend_far_fau_example.jpg" rel="gallery-all" title="A floor area ratio (FAR) and floor area uplift (FAU) example"><img alt="" class="image-article-full-width-580px" height="207" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/fish_bend_far_fau_example.jpg?itok=gh4uwQpc" title="A floor area ratio (FAR) and floor area uplift (FAU) example" width="580"></a>

<figcaption>A floor area ratio (FAR) and floor area uplift (FAU) example</figcaption></figure>Sandridge will be the epicentre of the most intensive development and one of the two new metro stations with what the framework calls 'Sandridge Core' having the highest proposed FAR at 8.1:1.  The non-core area of Sandridge will be 3.3:1 which has predominantly been applied to the areas which interface with other precincts to the east (Montague) and west (Wirraway).

Montague, the precinct that is the nextdoor neighbour to Southbank, sees the second highest core FAR proposed at 6.1:1 and its non-core FAR will be set at 3.0:1.  There is no distinction between core and non-core areas of Lorimer with the precinct proposed to have a FAR of 5.4:1

Wirraway will be the precinct which sees the least density with core FAR set at 4.1:1 and non-core FAR set at 2.1:1.

Each precinct also has a minimum FAR in activity centres for employment floor area 'to ensure that job targets are met' according to the draft framework.

<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/fish_bend_far.jpg" rel="gallery-all" title="Proposed floor area ratio (FAR) controls in Fishermans Bend"><img alt="" class="image-article-full-width-580px" height="340" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/fish_bend_far.jpg?itok=ahx_Ioze" title="Proposed floor area ratio (FAR) controls in Fishermans Bend" width="580"></a>

<figcaption>Proposed floor area ratio (FAR) controls in Fishermans Bend</figcaption></figure>Crucially, the framework proposes to introduce a floor area uplift (FAU) control that focuses on providing public benefits as Fishermans Bend is redeveloped.  The framework applies the following priorities.

<blockquote>
1. Affordable housing: developers can seek to apply a FAU on their site which is transferred to registered housing associations.  For every one affordable housing unit delivered, the developer is able to construct an additional eight dwellings for private sale.

2. Community infrastructure: developers can seek to apply a FAU on their site to deliver identified community hubs.  For every 100m2 of community infrastructure delivered, developers are able to deliver an equivalent value of residential floor area.

3. Additional public open space: developers can seek to apply a FAU on their site to deliver public open space that is in addition to the identified open spaces within the draft Framework and the required 8% public open space contribution.  This public open space must be transferred across to the relevant authority.  For every 26m2 of public open space delivered, developers are able to deliver an equivalent value of residential floor areas.
</blockquote>

Each precinct will also have targets for family-sized (3+ bedroom) dwellings and as the <a href="/news/richard-wynne-on-fishermans-bend-we-have-to-get-urban-renewal-projects-right">Planning Minister states</a> "a target of 6% affordable housing is a cornerstone of the Framework".

Today marks the start of another consultation round and the draft framework's release is a precursor to the individual precinct plans for the four capital city zoned precincts in Fishermans Bend.

<blockquote>
All precincts will have their own plan that will reflect the finegraind detail of what has been oulined in this draft Framework.  The Employment Precinct, however, will follow a separate timeframe and planning process.

Precinct plans aim to:

<ul>
<li>elaborate the unique and distinct character and vision of each precinct.</li>
	<li>undertake a place making approach that spatially integrates the objectives and strategies in this draft Framework through a set of detailed design responses</li>
	<li>identify a range of priority detailed actions and initiatives to guide the deliver of key projects identified in this draft Framework</li>
</ul>
<cite>Draft Fishermans Bend Framework</cite>
</blockquote>

The framework is available to read <a href="http://www.fishermansbend.vic.gov.au/framework/fishermans-bend-draft-framework">here</a>.  Fishermans Bend now also has an online document library located <a href="http://www.fishermansbend.vic.gov.au/documents">here</a>.

Read more: <a href="/news/walking-bikes-and-public-transport-the-big-focus-in-fishermans-bends-integrated-transport-plan">Walking, bikes and public transport the focus in Fishermans Bend's integrated transport plan</a>.

The Planning Minister in his own words: <a href="/news/richard-wynne-on-fishermans-bend-we-have-to-get-urban-renewal-projects-right">We have to get urban renewal projects right</a>.
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Fishermans Bend draft framework released, uplift controls to drive affordable housing

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The state government has unveiled its <a href="http://www.premier.vic.gov.au/wp-content/uploads/2017/10/2017_Victorian_Infrastructure_Plan.pdf">Victorian Infrastructure Plan</a>. The plan is required to be released each time Infrastructure Victoria updates its 30-year strategy which was unveiled in December 2016.

On the whole, there aren't many surprises however one aspect of the recently released documents should not be ignored - we get a high-level, albeit brief, feel for what the government is currently thinking on the range of infrastructure recommendations IV put forward last year.

In the final section of the published infrastructure plan, the government outlines its response to each individual recommendation from Infrastructure Victoria. 

The state government supports, supports in principle, or partly supports 134 of the 137 recommendations from Infrastructure Victoria.  Energy pricing and transport network pricing are the two recommendations the state government does not support and 'brown coal transition' is the last recommendation that is subject to future consideration.

As first outlined in the 30-year strategy devised by Infrastructure Victoria, the Victorian Infrastructure Plan uses the word infrastructure in the broadest sense.  From transport to culture, education to the justice system, and many others, the government's position on each aspect is addressed.

Each supported position is categorised as follows:

<blockquote>
Supported - the recommendation is supported in full, is fully funded and will be implemented in its entirety

Supported in principle - broad direction of the recommendation is supported, but specific actions are subject to further budget to further budget consideration (either over the forward estimatesor beyond) or external factors (example: Commonwealth funding).

Partly supported - the objective of the recommendation is supported, although for optimal outcome, implementation actions may vary from Infrastructure Victoria's recommendation.
</blockquote>

In the transport realm, the Transport Priority 2 - Building for the future section of the infrastructure plan hs 5 recommendations which have been given the top 'supported' position: Employment Centre Arterial Roads, Level Crossing Removals, North East Link, Wollert Transport Links and Melbourne Metro - future stages, or as it's referred to in the IV strategy, Melbourne Metro 2.

Melbourne Metro 2 is the rail line that would divert the South Morang line into a tunnel and send it via Fitzroy, Parkville, Flagstaff, Southern Cross and into Fishermans Bend.  This project first appeared in the Napthine-era <a href="https://static.ptv.vic.gov.au/siteassets/PTV/PTV%20docs/Metro-rail-network-development-plan/PTV_Network-Development-Plan_Metropolitan-Rail_Overview_2016update.pdf">heavy rail network development plan</a>, although it has been advocated both here and elsewhere that the original proposal to terminate in Fishermans Bend be extended to cross the lower Yarra once more to bring the inner-city even closer to the south-west.

Melbourne Airport rail link, Growth area local buses, Fishermans Bend tram link, Employment centre mass transit, Melton rail electrification, 10-car metropolitan trains, City loop reconfiguration and Clyde rail extension, Smartbus network and Wallan rail electrification all scored a 'supported in principle' position.

For a look at the positions the government has taken, see the Victorian <a href="https://www.premier.vic.gov.au/wp-content/uploads/2017/10/2017_Victorian_Infrastructure_Plan.pdf">Infrastructure Plan document starting on page 138</a>. To read more detail about IV's recommendations on the various options, click <a href="http://infrastructurevictoria.com.au/sites/default/files/images/Options%20book%20-%20FINAL%20-%20December%202016.pdf">here</a>.

All eyes are now on the release of the draft Fishermans Bend framework as it promises 'a number of studies and expert reports [that] will support the development of the framework', including an <a href="http://www.fishermansbend.vic.gov.au/framework">Integrated Transport Plan</a>.
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Spring Street unveils its response to Infrastructure Victoria's 30 year strategy

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Gravity Tower, the first tower to start construction, top out and reach completion with residents now calling it home has been completed in the Montague precinct in Fishermans Bend.

Developed by Blue Earth Group, designed by Plus Architecture and constructed by Hamilton Marino builders, Gravity Tower is well and truly a tower of the pre-Andrews government planning regime.

So much so, construction has completed before the imminent release of the draft Fishermans Bend Framework which will govern the development of the entire urban renewal area for decades to come.

"While there is ongoing planning uncertainty around Fishermans Bend, it's very exciting to be at the forefront of a precinct which will be integral to the future development of Melbourne's inner city" said Plus Architecture Director Ian Briggs.

<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/11541_n610_medium_0.jpg" rel="gallery-all" title="Gravity Tower - image © Jaime Diaz-Berrio"><img alt="" class="image-article-full-width-580px" height="605" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/11541_n610_medium_0.jpg?itok=6vBOAk_V" title="Gravity Tower - image © Jaime Diaz-Berrio" width="580"></a>

<figcaption>Gravity Tower - image © Jaime Diaz-Berrio</figcaption></figure><h2>What they say</h2>

<blockquote>
Gravity Tower's distinctive facade of angled louvres is not just a visual motif however the solution acts as a sun shade for the apartments within without restricting views.

Designed to act as a beacon, the design references the industrial heritage of the area, providing a future gateway to Fishermans Bend.

Set on a narrow site at the top of the Montauge Precinct, Gravity was designed with the future rise of a precinct in mind, with the tower set back from Montague Street allowing the rear of the building to abut future developments on the same block.
<cite>Plus Architecture</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/11541_n607_medium_0.jpg" rel="gallery-all" title="Gravity Tower - image © Jaime Diaz-Berrio"><img alt="" class="image-article-full-width-580px" height="999" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/11541_n607_medium_0.jpg?itok=oI0-IrM5" title="Gravity Tower - image © Jaime Diaz-Berrio" width="580"></a>

<figcaption>Gravity Tower - image © Jaime Diaz-Berrio</figcaption></figure>Gravity Tower has 144 one and two bedroom apartments with parking contained within its podium; the tower is located within a stone's throw of the Montague Street light rail #109 stop and ground level retail. Residents also have access to a rooftop dining and communal space.

Gravity Tower was submitted for town planning in late 2013, approved and marketed in late 2014 and early works began in late 2015.  The tower topped out in March of this year.  
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Gravity Tower in Fishermans Bend now complete

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<h2>Comment</h2>

Upon reading about Newmark Capital's intention to redevelop South Yarra's Jam Factory, my first thought was 'gee South Yarra station's going to be busy'.

Busier than it currently is in peaks, mind you.

The headline numbers are quite impressive: an end-value of $1.25 billion and 100,000 square metres of mixed-use space. 50,000 square metres will be new office space with floorplates up to 4,000sqm spread across 4 office towers up to 15 levels in height.

If approved, tenanted entirely and opened as planned, the 5,000 jobs that would exist on the site once the redevelopment is complete is not a figure to dismiss. The comments in relation to rethinking the lack of a Metro 1 stop at South Yarra have already begun and it's likely many 20:20 hindsight anecdotes will follow.

<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/jf_2.jpg" rel="gallery-all" title="Render of the proposed development"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/jf_2.jpg?itok=uWWG7N-2" title="Render of the proposed development" width="580"></a>

<figcaption>Render of the proposed development</figcaption></figure>Given the likelihood the state government would revise its earlier decision to not include an interchange at South Yarra is slim at best, focus should shift to the existing interchange at Caulfield which will be the only point at which passengers from the Pakenham and Cranbourne lines will be able to interchange with a Frankston line service to get to South Yarra station.

Caulfield station is a relic of times gone by.  The existing platforms and connecting ramps are subject to flash flooding like many other stations with the same design (looking at you Oakleigh), the track layout leaves much to be desired (and a lot of people thrown about inside the trains) plus trains are slowed right down to 25kph when they traverse the pedestrian subway which links the 4 platforms.

Ideally, Caulfield station would have a 5th platform added with a 1 track flyover at each end of the station to lift either the citybound Pakenham/Cranbourne track or the Frankston bound track over the other. 

This would allow for same-direction trains from Pakenham/Cranbourne and Frankston trains to enter Caulfield on the same island platform - facilitating a seamless platform transfer between lines - and vice versa.  Likewise, a secondary entrance build overhead with escalators and lifts would mitigate future flash flooding risks as well as provide an alternative to the pre-disability standards-era ramps.

Noting it is the second-best option compared to a full and proper interchange at South Yarra, the passenger interchange infrastructure and experience at Caulfield should be top priority, especially as more employment space is created in the inner suburbs further up the line.
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Jam Factory redevelopment piles on the pressure to upgrade Caulfield Station

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Spring Street on Sunday unveiled its package of rental reforms that will see a variety of changes to the Residential Tenancies Act (1997).

The state government has branded the reforms 'Rent Fair Victoria' and set up a website outlining the changes.

Minister for Consumer Affairs Marlene Kairouz said 'these changes will crack down on rental bidding, make it easier and faster for renters to get their bond back, and will hold landlords and agents to account for their actions'.

In the past, a lot of attention has focused on the drawing up and the introduction of a new optional standard long-term rental agreement that will allow tenants to sign a rental agreement lasting 5 or more years, if they so wish.  

That's present in the package of reform, but there's much more.

Landlords will now be required to disclose the known presence of asbestos in the premises prior to the signing of a contract.  Likewise, landlords will no longer be able to invoke the 120 day 'no specified reason' notice to vacate clause - going forward landlords will only be able to end a tenancy for a reason specified in the Residential Tenancies Act.

Rental bonds are also in for a shakeup.  The package would see either tenant or landlord having the ability to apply to the Residential Tenancies Bond Authority to have all or part of the bond released either with or without the other party's consent.  The Rent Fair Victoria <a href="http://www.vic.gov.au/rentfair/faster-payments-rental-bonds">website explains this further</a>:

<blockquote>
If both parties agree, the RTBA will pay out the bond in full or in accordance with instructions from the parties as to any apportionment within 14 days.

If either party has not consented to the bond being paid out, the RTBA will notify that other party, which then has 14 days to notify the RTBA if they are disputing the claim. If not the bond will be automatically paid out.

This reform will mean that, in practice, tenants will lodge their bond form and if the landlord does not dispute the bond within 14 days, the tenant will be paid out by the RTBA.
</blockquote>

The value of the bond will be capped at one month's rent for any property where rent is less than double the median weekly rent ($380) and the first month's rent requirement will also be capped at one month.  Landlords will be able to apply for an exemption on this rule from VCAT.

Rather than every 6 months, rent increases will only be able to be increased once every 12 months; likewise, landlords and agents will no longer be able to invite prospective tenants to make a rental offer higher than the fixed rental price.  Landlords and agents must only advertise a fixed rental amount, with no ranges of 'price plus' advertisements.

Correcting the current limbo that current tenants may find themselves in, tenants will be given the right of keep pets pursuant to the landlords written consent.  Outgoing tenants will be required clean and fumigate if there is pet-related damage to the property.

A new landlord and real estate agent blacklist will be introduced to allow tenants to identify landlords and agents who have previously breached their obligations under the Residential Tenancies Act.

www.vic.gov.au/rentfair
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Victorian Government takes wrapping off its rental reforms

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It is not on the state government's list of 50 level crossings to be removed, however, the Coolstore Road level crossing in Croydon is nevertheless subject to some interesting preliminary conceptual work.  

In August 2016 Maroondah City Council appropriated $40,000 and engaged consultants to look into the possibilities for the Croydon town centre and the <a href="http://webcast.maroondah.vic.gov.au/archive/video17-0626.php">report on the outcomes of the preliminary findings was presented</a> by Peter Marshall from K2 Group in June this year.

The council's Director of Planning and Communities <a href="http://webcast.maroondah.vic.gov.au/archive/video17-0626.php">stated in remarks prior to the presentation</a> that the report will be used for to assist in community consultation and for potential advocacy purposes.

The consultants found that lowering the rail track under Coolstore Road and building a new Croydon station in a trench would be cost prohibitive because the existing line's gradient is already at maximum and lowering the track even further would likely require a longer trench that directly impacts the rail bridge over Mount Dandenong Road.

Instead, the report focuses on an elevated rail solution that would include a new elevated Croydon Station and significant re-working of the street network below. 

At present Coolstore Road is the only connection to either side of the rail corridor within Croydon town centre and the report highlighted how multiple connections could be created as well as unify the two bus stops into a single interchange and likewise, 1.1 hectares of public open space would be created.

Infil next to the station building on the land to either side is also present in the report - the video below highlights all aspects that were covered.

<iframe allowfullscreen="" frameborder="0" height="350" scrolling="no" src="https://www.youtube.com/embed/6WKSDCMU7GU" width="100%"></iframe>

<h2>Comment</h2>

The Lilydale branch of the Ringwood corridor has two level crossings on the list of 50 to be removed - Manchester Road in Mooroolbark and the Maroondah Highway in Lilydale - leaving the line with 3 level crossings: Coolstore Road in Croydon, Dublin Road in Ringwood East and Melba Avenue in Lilydale.

As stated in the June 2017 council video, Maroondah council is lobbying for this level crossing to be removed and the council ought to be congratulated for taking the initiative to identify possibilities. 

Some ratepayers might take issue with the bill however it's a relatively small price to pay to have preliminary advice presented to the council; the rail engineers and consultants were quick to rule out a trench option for crossing removal and the reasons stated - gradients and impacts on Mount Dandenong Road - pass the pub test.

The most interesting aspect of the presentation, however, is its focus on presenting a far more complete vision for the local town centre - the new elevated station &amp; its unified bus interchange, far better street connecting across the rail corridor, the enhanced and new open space and the inclusion of mocked-up in-fill development opportunities.

According to the Level Crossing Removal Authority's map, 44 level crossings have either been removed, are currently being removed or the main design and consultation process is underway.  The remaining 6 crossings are still in pre-design phase.

It's likely that before next year's election campaign kicks off, the remaining 6 crossings will be unveiled and hopefully, all the main political parties outline their plans for the level crossings that remain beyond the list of 50. 

While Croydon might not be at the top of a subsequent post-50 list, the groundwork that's already been laid puts it in good stead.  
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Croydon station and how its relationship with the local area might change

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The opening monologue in the ABC's Catalyst - <a href="http://iview.abc.net.au/programs/catalyst/SC1602H007S00">Sit back, relax; The dawn of the driverless car</a> - sets an intriguing tone for the 53 minute episode.

<blockquote>
The motor car has shrunk the world, increased personal freedom and in so many ways expanded our horizons.  But there's a flipside, cars have damaged our environment, poisoned the air we breathe and killed us in far more straightforward ways.
</blockquote>

The episode highlights the 5-<a href="http://www.wired.co.uk/article/autonomous-car-levels-sae-ranking">6 levels used to describe autonomous</a> vehicles and contains a mix of local and international guests which include technologists, journalists, and designers.

Much of the programme is dedicated to explaining the levels of autonomy and it spends a great of time on looking at where the industry has been and where it is now.   

In a nutshell, manufacturers are about to move, en masse, from level 3 to level 4, which, according to the various levels of autonomy, means that vehicles will become fully autonomous but limited to an '<a href="http://www.techrepublic.com/article/autonomous-driving-levels-0-to-5-understanding-the-differences/">operation design domain</a>'.

The regulatory environment for cars is naturally set to change to enable the introduction of level 4 and level 5 cars and it'll be an ongoing task for governments - predominantly states in the Australian context - to keep pace with the innovation that each manufacturer produces.

I'm an enthusiastic supporter of greater autonomy for vehicles in the long-run - especially if we use them to liberate people from car ownership through early implementation of shared services and perhaps most significantly tailor their regulated use to be one that provides 'last-mile' public transport access to the suburbs.  

<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/hmi.jpg" rel="gallery-all" title="La Trobe University joins others in trialing autonomous buses"><img alt="" class="image-article-full-width-580px" height="385" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/hmi.jpg?itok=y3aFQqKx" title="La Trobe University joins others in trialing autonomous buses" width="580"></a>

<figcaption>La Trobe University joins others in trialing autonomous buses</figcaption></figure>La Trobe University has joined the long-list of other national trial sites where level 4 mini-buses are being trialed in controlled conditions.  The vehicle pictured above, a French-built <a href="http://navya.tech/">Nayva Arma</a>, has had 30 vehicles deployed around the world including along the southern banks of the Swan River in South Perth.

On Catalyst, Jennifer Kent from the School of Architecture, Design and Planning at the University of Sydney highlighted a very distinct problem which needs to be addressed with vision and a solid policy response from the city-thinkers. 

At present, a commuter might travel 10km to their workplace and 10km back to the home on a normal commuting day - a 20km round trip.  In an autonomous scenario where the commuter owns the vehicle, they might get ferried to their workplace 10km away as normal but the car could then be sent back to their residence to be parked during the day, sent back to the workplace at the end of the day and then ferry the commuter back home - a 40km 'driving' day for the vehicle.

In this scenario, the road-space efficiency benefits are moot as the cars would be doing double the amount of driving - and on a wider scale, with many thousands of commuters doing the same thing, it's not hard to see how this could potentially clog streets even more.

<iframe allowfullscreen="" frameborder="0" height="350" scrolling="no" src="https://www.youtube.com/embed/t7orQzGDF18" width="100%"></iframe>

Academics from QUT and Monash University have <a href="https://theconversation.com/driverless-vehicles-could-bring-out-the-best-or-worst-in-our-cities-by-transforming-land-use-84127">begun to highlight the areas where autonomous vehicles will transform our cities for better or worse</a> and it's a welcome addition to the discussion because, until this point, the focus has either been on the PR/wow factor of self-driving cars or the ethical questions which are raised if they were to be introduced on a grand scale.

For me the greatest benefit of the transition to an entirely autonomous fleet of cars is the changes we can make to our cities, as highlighted in the linked Conversation article above.

Removing the need to add car parks to new developments?  Fantastic.

Removing on-street car parking spaces on streets where high-frequency public transport exists? Superb.

Removing the wasted space - in the form of surface or multi-level car parks - which litters every city? Great.

Rather than take a wait-and-see approach, urban thinkers should be advocating, loudly, to use the foreseeable transition as an opportunity to right the wrongs of the past century: discouraging business models that focus on owning (and eventually depending) on your own autonomous vehicle.  

It's time to re-take the streets!

 

When you have an hour to spare, I highly recommend <a href="http://iview.abc.net.au/programs/catalyst/SC1602H007S00">watching the Catalyst episode</a> mentioned in this piece.
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Autonomous vehicles: the golden opportunity to right the wrongs of our auto-centric cities

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

Joel Robinson

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

&nbsp;

Developer GURNER™ Group has revealed $1.65 billion in residential sales nationally across the 12 months to December 2025, driven largely by the continued momentum of its Docklands wellness-focused precinct, Elysium Fields.

The sales result was generated across seven projects in Victoria and New South Wales, headlined by Elysium Fields, GURNER™’s $2.75 billion mixed-use precinct planned for Harbour Esplanade in Docklands.

The project has recorded more than $500 million in sales across the first three towers, equating to around 580 apartments sold.

The first tower, Helios, has now sold out of its 240 private residences, with GURNER™ preparing to release a premium penthouse collection comprising 15 three-bedroom penthouses in coming weeks.

[smartcode_project:default project_id=144441 project_image_fid=370975]

Elysium Fields is being developed on the long-held 20,000 sqm Docklands site at 208-226 Harbour Esplanade, which had remained undeveloped for more than two decades prior to GURNER™ taking over the project around four years ago.

Construction has now commenced across four towers ranging between 18 and 30 storeys, with Hamilton Marino and Maxcon appointed as builders.

Once complete, the precinct is expected to comprise around 1,100 residences, alongside retail, hospitality and public realm uses integrated throughout the site.

[smartcode_project:default project_id=144441 project_image_fid=370981]

Designed by Fraser &amp; Partners in collaboration with GURNER™ Design House, the project has been positioned around the developer’s broader focus on wellness-led residential living.

“We don’t sell apartments. We create a true luxury lifestyle that simply doesn’t exist elsewhere in the market today,” Founder and Executive Chairman Tim Gurner said.

“To deliver that requires an extraordinary level of detail, coordination and discipline across multiple verticals, from design and hospitality through to wellness and service.”

“We’ve always believed that living extends far beyond the physical residence. It’s about how you feel the moment you arrive, how you live day-to-day, and the ecosystem that supports that.” 
[smartcode_project:default project_id=144441 project_image_fid=370977]

The project’s design places a heavy focus on landscaping, wellness amenities and biophilic design principles.

Plans include around 3,700 sqm of landscaped gardens and open space throughout the precinct, alongside a retail and dining offering spanning approximately 5,000 sqm.

The broader public realm strategy centres around what GURNER™ describes as the “Path of Life”, an urban forest and landscaped pedestrian environment intended to connect the various buildings and wellness spaces across the precinct.

The apartments themselves will incorporate a range of wellness-focused inclusions, including purified air and water systems, circadian lighting, antimicrobial surfaces, and optional in-home wellness upgrades.

[smartcode_project:default project_id=144441 project_image_fid=370980]

Gurner said the company’s experience through its Saint Haven wellness clubs had directly informed the residential offering now being incorporated into Elysium Fields.

“We’re seeing a clear global shift toward longevity, performance and proactive health,” Gurner said.

“Our role is to deliver that in a way that feels seamless, highly private and beautifully resolved within the environments we create.”

A large component of the wellness offering is planned through the resident amenity and health facilities proposed within the precinct.

That includes plans for bathing and recovery facilities spread throughout the towers, incorporating mineral pools, saunas, steam rooms, flotation therapy, red light therapy and wellness lounges.

The developer is also seeking approvals for what it describes as a “reverse ageing medical clinic” within the precinct.

[smartcode_project:default project_id=144441 project_image_fid=370978]

According to project information released by the group, the proposed facility would include cryotherapy, IV infusion therapy, infrared and dry saunas, PEMF beds, MRIs, DEXA scans, brain scans and blood analysis services.

Within the first tower, Helios, residents will also have access to a dedicated amenity offering known as the Sky Private Club.

The upper 15 levels of the building will include private lounges, dining spaces, rooftop amenities and optional private wellness studios integrated within residences.

The Helios tower itself comprises 260 apartments ranging between 60 sqm and 300 sqm, including a collection of penthouses.

That includes a planned two-storey penthouse spanning around 600 sqm with uninterrupted bay views.

The Elysium Fields precinct is being delivered in partnership with Digital Harbour Holdings, a consortium that includes the Liberman family, which controls the development rights across the Docklands site.

[smartcode_project:default project_id=144441 project_image_fid=370979]

The sales result comes as GURNER™ continues expanding its national development pipeline beyond Victoria.

“We have a strong pipeline across Australia and are now focused on scaling into key markets including New South Wales and Queensland, while continuing to build on our Melbourne base,” Gurner said.

“We currently have more than $3 billion in the market, growing to over $5 billion by October, and expect to materially outperform last year in the 2026 calendar year.”

The result also reflects the continued strength of the upper-end apartment market in Melbourne, particularly for owner-occupier-focused product with large-scale amenity and lifestyle offerings.

[smartcode_project_cta:default project_id=144441]

Record result anchored by the Group’s “utopian” Elysium Fields precinct – defying market headwinds in Docklands.

Elysium Fields drive Gurner to $1.65 billion in apartment sales over 2025

National Australia Bank (NAB) will fund <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera</a>, a $1 billion, 52-level luxury residential tower being developed by Central Equity in one of the Gold Coast’s most tightly held coastal locations at Northcliffe.

The project, launched recently by <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a>, one of Victoria’s largest private residential developers, comes at a time when construction funding for large residential developments has become increasingly competitive as lenders tighten exposure to the sector.

Multiplex has been appointed the builder, and construction is now underway.

[smartcode_project:default project_id=108274 project_image_fid=365784]

Since its first project, Central Equity has delivered more than 85 residential developments with a combined end value exceeding $8 billion.

Palmera reflects Central Equity’s growing focus on the Gold Coast luxury apartment market and continues a relationship between Central Equity and NAB that dates back to the late 1980s, when the bank funded one of Melbourne’s earliest inner-city residential towers at a time when high-rise apartment living in the CBD was largely unproven.

“NAB’s funding of Central Equity’s $36 million CBD development in the late 1980’s to the financing of the billion-dollar tower today highlights the long-term relationship between the two organisations in delivering major residential projects” said Central Equity Founder and Chairman Eddie Kutner.

He said NAB’s early support was instrumental in helping establish the company’s development model.

“When we commenced our first residential tower in the late 1980s the concept of funding off-the-plan apartments was still largely untested in Australia,” Kutner said.

“NAB recognised the opportunity early and supported the project when others were uncertain. That relationship has now continued for more than 37 years across many developments.”

[smartcode_project:default project_id=108274 project_image_fid=365771]

Central Equity was established in 1987 when Melbourne’s CBD and Southbank precinct were still dominated by warehouses and commercial buildings. Fewer than 100 residents lived in Southbank at the time, and large-scale residential development in the inner city was not widely considered.

Recognising changing demographics and lifestyle preferences, the company began developing high-rise residential projects designed to bring permanent residents into the city centre.

Central Equity has provided accommodation for approximately 40,000 residents across Melbourne’s CBD and Southbank, while also incorporating supporting infrastructure including essential lifestyle facilities like retail spaces, childcare facilities and neighbourhood activity centres.

Central Equity has spent many years assembling the Palmera development site on the corner of Garfield Terrace and Frederick Street in Northcliffe, creating a supersite of around 3,300 sqm.

The developer said the Palmera apartment tower reflects its long-term view of the Gold Coast as a growing and increasingly diversified economy.

[smartcode_project:default project_id=108274 project_image_fid=365768]

Supported by infrastructure including the light rail network, major road upgrades expanded education, hospital and medical facilities and continued expansion at the Gold Coast Airport with more international and domestic flights.

Positioned in the tightly held Northcliffe precinct, the 52-level tower will deliver 347 apartments, targeting buyers seeking a high-end coastal lifestyle, from downsizers to interstate investors.

Designed by Marchese Partners with interiors by DBI, Palmera has been conceived as a next-generation residential offering, featuring a collection of oversized apartments, with premium three-bedroom residences offering sweeping northern views stretching from Surfers Paradise through to Burleigh Heads.

[smartcode_project_cta:default project_id=108274]

NAB funds $1 billion Surfers Paradise apartment development, Palmera

Two years after completing one of the newest developments in North Sydney, developer <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a> is turning its attention to the rapidly evolving St Leonards apartment market.

The developer, which completed AURA by Aqualand on North Sydney's Walker Street, has lodged plans for a 5,918 sqm site at <a href="https://www.apartments.com.au/new-apartments/33-37-herbert-street-st-leonards-nsw-2065">33-37 Herbert Street, St Leonards,</a> seeking approval for a pair of residential towers rising above a shared podium opposite Royal North Shore Hospital.

The proposal forms part of the broader transformation underway across the St Leonards-Crows Nest precinct, where former industrial and commercial sites are increasingly being redeveloped into high-density mixed-use projects tied to major transport infrastructure.

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="2cc428cf-fe70-4cac-9cd5-264ad53af62c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.56%E2%80%AFAM.png?VersionId=otKSnHtbjAvAddOnovyXQMgcAwE6DMe1" />

According to the planning documents, the site sits “within the St Leonards–Crows Nest Strategic Centre, identified by the NSW Government as a key area for accommodating future jobs and housing across Sydney.”

The proposal has been designed by fjcstudio, formerly FJMT Studio, and is being progressed through the State Significant Development pathway due to its scale and affordable housing provision.

The scheme would comprise 413 apartments, including 46 affordable housing units, alongside retail and commercial uses fronting Herbert Street. The project would also include communal open space, landscaping, a swimming pool, gymnasium, children’s play areas and podium-level resident amenities.

Planning documents show the development would consist of a part-13, part-39 storey tower form positioned above a four-storey podium.

“The development comprises a unified podium that activates the street interface, and two setback towers to accommodate new housing supply while maintaining an appropriate human scale at ground level,” fjcstudio noted in its Design Report.

The northern and southern towers have been shaped to respond to the surrounding skyline while also limiting overshadowing impacts to nearby public open space, particularly Talus Reserve.

The design report said the differing tower heights were intended to “contribute to a varied skyline while responding to the surrounding built form context and solar access considerations.”

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="36da62dc-ff9e-41f2-a7e3-7be38373751c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.45%E2%80%AFAM_0.png?VersionId=Mo6Rp2r.XRLTzIfg_PEEpw8NepDH8UBs" />

The site sits directly opposite Royal North Shore Hospital and within walking distance of both St Leonards Station and the new Crows Nest Metro station.

While the site itself sits just outside the formal Crows Nest Transport Oriented Development boundary, the planning documents repeatedly reference its alignment with the broader TOD objectives reshaping the Lower North Shore.

“The site is located adjacent to St Leonards Station and in close proximity to Crows Nest Metro which is within the Crows Nest Transit Orientated Development Accelerated Precinct which has been identified by the NSW Government to support housing delivery,” the Design Verification Statement noted.

According to fjcstudio, the project has been designed to respond to the broader transition occurring across St Leonards, where increasing residential density is being concentrated around transport infrastructure and employment hubs.

“The broader precinct is undergoing significant change, with a mix of existing mid-rise buildings and newer high-density developments,” the report stated.

“Recent and approved projects indicate a consistent shift toward taller built form, typically organised as tower-and-podium typologies with more active ground levels.”

The proposal includes close to 6,000 sqm of retail and commercial space across the ground floor and podium levels, designed to create a more activated street edge along Herbert Street.

Aqualand’s plans would also introduce a landscaped podium shared between the two towers, with communal open space in the form of a podium rooftop designed to support resident interaction and improve urban greening outcomes. The scheme would also introduce pocket parks at the northern and southern ends of the site, including a landscaped area at the corner of Herbert and Ella streets designed to improve pedestrian amenity and soften the streetscape.

&nbsp;

The proposal is being progressed through the NSW Government’s Housing Delivery Authority pathway, which was introduced to accelerate housing supply across the state. The application was declared State Significant Development in April 2025 following an expression of interest process.

<img alt="Aqualand" data-entity-type="file" data-entity-uuid="faf6d97d-2671-454f-b85a-fe1c6a7be608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.51.49%E2%80%AFAM.png?VersionId=diVd28OBVr5.YV.7prrOz.uAanwwwm7a" />

St Leonards has been particularly active with new developments in recent weeks. Developer SP Setia’s <a href="https://www.apartments.com.au/news/nsw/first-look-sp-setia-targets-st-leonards-skyline-with-40-storey-tod-tower">plans for a new 42-storey tower</a> recently went on exhibition through the same pathway, while <a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">Stockland’s 52-storey tower proposal</a> was also recently unveiled.

Aside from the St Leonards project, which is expected to take around nine months to move through the approvals process ahead of a potential 2027 launch, Aqualand is also preparing to launch Boronia, a new apartment project in Roseville comprising around 111 apartments on Larkin Street.

The developer also has approvals in place for the next stage of the Barangaroo precinct, which will feature new residential, retail, hospitality and community uses, alongside a new metro entry across the five-hectare site.

More than 50 new retail destinations are planned for Central Barangaroo, alongside a 270-metre-long boulevard connecting Hickson Park to Nawi Cove. Together with Harbour Park, more than 50 per cent of the precinct will comprise public open space and parkland.

Alastair Taylor

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