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As far back as Spring 2014 Beller Property Group director Andrew Fawell was noting a confluence of factors which has led the Melbourne property sector into a 'perfect storm.'

<blockquote>
The market in every property sector that we are involved in is firing on all cylinders at the moment. With historical low interest rates, this has compressed yields on all investment property both residential and commercial. This in turn has bolstered the markets appetite for risk and people are quite prepared to take on greater debt levels and lock in on low rates, given the low term deposit rates on offer.

All of our divisions have seen the continued heat being applied from the Asian market and, more specifically, from the Chinese market. This has added another layer of complexity to the Melbourne marketplace unseen before.
<cite>Andrew Fawell, Beller newsletter, Spring 2014</cite>
</blockquote>

With the above in mind Apartments.com.au sat down with Andrew Fawell, Beller Commercial director Fred Nucara and Beller Residential Sales Manager Robert German to gain a collective impression of where Beller see the market both now and into the future.

<h2>The current market</h2>

Since Andrew Fawell's comments last year, the Beller team believe the above factors have compounded further, causing the "Stars to align across all sectors." Be it buyers, sellers or renters across residential or commercial, active participants have it very good on all fronts.

In a macro sense, global investment yields are flat, prompting many investors to seek safehavens such as property. Describing banks as "going backwards" in the returns they can offer, the robust Melbourne property price increases, particularly in detached dwellings, are a tasty investment for overseas and domestic investors.

Tied in with this trend is the fall in the AUD which Beller believes is at an ideal level to keep the market churning.

Overall Beller see the market as highly dynamic. Fred Nucara states that data collected six months ago often has little relevance to that which is occurring now, pointing toward the need to pound the pavement in order to get a feel for current conditions and sentiment.

<h2>Buyers and sellers</h2>

Speaking of the current vendor market, Robert German describes the relationship where confidence in the market is relative to greed. That is, prospective vendors view the lofty results achieved on certain properties (land development sites or private housing) and assume that they will attain the same outcome. At this point the lure of increased returns may well blind reality, leading to unattainable expectations bolstered by a sometimes misplaced confidence gained from a robust market.

Heavily influenced by overseas buyers, the Melbourne apartment market is viewed by Beller as a unique beast with its own set of challenges and opportunities. Described as patchy by the Beller team, it is at the moment a suburb by suburb prospect with middle ring suburbs in favour.

Given the enormous mass of apartments currently under construction in Melbourne's CBD, Andrew Fawell believes that apartments buyers can still achieve value for money purchases away from inner Melbourne on the proviso that they place emphasis on location, amenity and transport. Further to this Beller expects to see an increased divergence of Asian-based property developers away from Melbourne's CBD and into smaller-scale, high quality suburban apartment developments.

On the rental front, renters will continue to enjoy the continuous flow of newly completed apartments into the market, particularly throughout inner Melbourne. This will serve to suppress sizeable rental increases for the time being.

<h2>The seven year itch</h2>

Empirical evidence would suggest that Melbourne's 7-8 year development cycle is due to make itself felt in the not-too-distant future. From the cooling-off that occurred during the early 2000's post the apartment sales boom capped off by Eureka Tower, to the Lehman Brothers event of 2008 and its flow-on effects, Beller subscribe to the theory that an 'event' is due which will alter the current market dynamic.

Noting that all good things must come to an end, Fred Nucara spoke of the necessity for potential property buyers and sellers not to dismiss or ignore the property cycle, as change is inevitable. Quizzed on what likely event would trigger a 'black swan moment', a range of smiles and multiple machination were on show. Million-dollar questions aside, the Beller team talk of a unpredicted event that will trigger a domino effect that will sent market fundamentals into a spin.

So what does this all mean in the eyes of Beller Property Group?

<h2>Decision time</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/cycle-clock-web.gif" rel="gallery-all" title="The cycle clock. Image courtesy Quartile"><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/cycle-clock-web.gif?itok=h8ssUXvx" title="The cycle clock. Image courtesy Quartile" width="580"></a>

<figcaption>The cycle clock. Image courtesy Quartile</figcaption></figure>Once more emphasising that change is inevitable, Beller Group are urging their existing and potential customers to act now rather than hold out in the hope of greater returns. In their belief, change to the current market dynamic is nigh, and that the 'prefect storm' of conditions that are in place currently cannot last.

Asked as to whether this is a self-serving argument in which they stand to gain, the team answered that is may sound like the case but historically the 'unseen event' is due which will disappoint those intended property participants who remain inactive in the short to medium term.

Paraphrasing Andrew Fawell in summing-up the discussion; the current strong market is the time to transact - if you're able to do so, don't hold back!

Lead image courtesy wowplanetearth.com.
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silvermb

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

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It looks increasingly likely that one of a pack of underwhelming buildings which front Swanston Street in Carlton will undergo an exterior rejuvenation shortly. Completed during 2004, Arrow on Swanston at 470-496 Swanston Street is defined by its precast exterior, but not necessarily for long.

Client Livingsprings Pty Ltd has enlisted Melbourne architecture and urban planning firm <a href="http://www.particular.ch/">Particular</a> to devise a refurbishment &amp; addition works program that will see new life given to the drab structure. City of Melbourne have given notice to approve the project in recent weeks, advancing the multi-million dollar project closer to reality​.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/setwidth980-ar01-lvl-10-web2.jpg" rel="gallery-all" title="Expected rooftop loft suites extension. Image courtesy Particular"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/setwidth980-ar01-lvl-10-web2.jpg?itok=9gHk6FPJ" title="Expected rooftop loft suites extension. Image courtesy Particular" width="580"></a>

<figcaption>Expected rooftop loft suites extension. Image courtesy Particular</figcaption></figure>Particular list the project on their website as commencing shortly, with the existing 3.5 star serviced apartment and student accommodation building expected to receive a decidedly golden upgrade. Masses of vertical fins will be applied over the facade along with new finishes to balconies and windows which will bring a higher degree of articulation to the existing building's exterior.

Up high a rooftop loft suite extension will see six additional gold-clad dwellings added, while the current mid-building car park entry point off Swanston Street will be relocated to the southern boundary via a laneway.

While the homogenous blob that is the current structure has come in for attention, it's at street level where Particular's revised 470-496 Swanston Street design gains another facet.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/setwidth980-ar01-grand-entrance-web.jpg" rel="gallery-all" title="A new steet level interface. Image courtesy Particular"><img alt="" class="image-article-full-width-580px" height="773" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/setwidth980-ar01-grand-entrance-web.jpg?itok=31F9rnPE" title="A new steet level interface. Image courtesy Particular" width="580"></a>

<figcaption>A new street level interface. Image courtesy Particular</figcaption></figure>Renders sourced via Particular show a much softer presentation to Swanston Street with timber, greenery and gold highlights set to replace precast and reflective glass which offers little by way of interaction from Swanston Street. An alfresco area and stone sidewalk are included within the project renders, as is a lobby set back from Swanston Street, which aids in decluttering the building's street level interface.

Particular also mention a new niche retail and food precinct located along the base of 470-496 Swanston Street, with two separate applications presented to City of Melbourne for assessment. Combined they seek to provide a mixture or licensed restaurants and retail tenancies, plus a ground/basement function centre.

<h2>Comment</h2>

Book-ended by RMIT and Melbourne University, Carlton's stretch of Swanston Street could have easily become a showcase for amazing contemporary, design as the majority of buildings developed along the strip were done so in the last decade. Rather, it has become a horrible homage to precast concrete and cheap student digs with a distinct lack of built form/street level character.

Fender Katsalidis' <a href="http://www.fkaustralia.com/project/s/name/astorial/">Astorial</a> aside, the list of substandard residential buildings is long. The initial Arrow on Swanston is joined by Apartments Uropa, Brookes Gillespie House, Eastern Precinct, Micasa 8, Swanston Student Complex and the more recently Tune Hotel.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image38_0.jpg" rel="gallery-all" title="Overt your eyes"><img alt="" class="image-article-full-width-580px" height="546" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image38_0.jpg?itok=AieCRA_k" title="Avert your eyes" width="580"></a>

<figcaption>Avert your eyes</figcaption></figure>The new Arrow on Swanston looks to be a step in the right direction toward a more dynamic, engaging streetscape and built form outcome. Unfortunately much of the rest of Swanston Street in this area has been permanently scarred by the ill-though-out design and planning decisions of the past.

Still one resurrection is better than none.
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Righting a Swanston Street wrong

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A development set to reshape <a href="/new-apartments/brunswick-east-vic-3057">East Brunswick's</a> landscape has taken another step forward in a drawn-out approvals process. Primarily fronting Nicholson Street, <a href="/buildings/east-brunswick-village-3-bluestone-way-brunswick-east">East Brunswick Village</a> is a sprawling site which first came to light during 2007 when the then Bridgehead Properties Pty Ltd purchased the site with the expectation of a large-scale urban renewal project.

With a development plan approved during October 2012, only last month has Moreland City Council's Urban Planning Committee convened to consider the merits of detailed plans submitted for approval. Between this period it was reported that developer <a href="/developers/banco-group">Banco Group</a> expanded the landholding available for development by <a href="http://www.smh.com.au/business/property/new-day-beckons-for-super-tuesday-building-in-spencer-street-west-melbourne-20141003-10p776">purchasing an adjoining 8,700sqm block</a>, in addition to the initial 1.9 hectares available.

<h2>East Brunswick Village summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/1250-ebv-g3.jpg" rel="gallery-all" title="Early vision for East Brunswick Village. Image courtesy JAM Architects"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1250-ebv-g3.jpg?itok=2mrtKfO9" title="Early vision for East Brunswick Village. Image courtesy JAM Architects" width="580"></a>

<figcaption>Early vision for East Brunswick Village. Image courtesy <a href="/architects/jam-architects">JAM Architects</a></figcaption></figure><ul>
<li>21,300 square metre site - frontage to Nicholson Street, John Street and Elm Grove</li>
	<li>Seven buildings - three 5 storey buildings and four 6 storey buildings over 2 basement levels</li>
	<li>603 dwellings - 241 x 1 bedroom; 360 x 2 bedroom; 2 x 3 bedroom</li>
	<li>24 hour supermarket - most likely Coles</li>
	<li>17 retail outlets, 3 food/drink outlets</li>
	<li>5 home offices</li>
	<li>748 car parking spaces and 752 bicycle spaces</li>
</ul>
<h2>A staged development</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image23_2.jpg" rel="gallery-all" title="Current ground floor layout. Image courtesy JAM Architects"><img alt="" class="image-article-full-width-580px" height="394" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image23_2.jpg?itok=bevKqApY" title="Current ground floor layout. Image courtesy JAM Architects" width="580"></a>

<figcaption>Current ground floor layout. Image courtesy JAM Architects</figcaption></figure>It's proposed that the precinct be delivered in two distinct stages, owing to the sheer size of the development. Stage One would consist of three buildings closest to Nicholson Street, including that containing the full-line supermarket.

Shown to the right in the above schematic, Stage One would also see the delivery of the associated basement levels for 526 vehicles and 614 bicycle bays, plus public realm works including 'Main street', internal roads and pedestrian/cycle connections to Rickard and Gamble Streets. 292 apartments, the aforementioned supermarket, 12 retails outlets and 1 home office are also included.

The balance of the development site is slated for Stage Two, where the four remaining lots would see 311 additional apartments, 5 retail spaces, 4 home offices and additional vehicle/bicycle facilities delivered.

<h2>Council Recommendation</h2>

<blockquote>
That a Planning Permit No. MPS/2013/979 be issued for the staged construction of buildings and works comprising the development of the land for seven buildings (three 5 storey buildings and four 6 storey buildings over 2 basement levels), containing multiple dwellings, a supermarket, shops, food and drink premises and offices, use of the land for dwellings, creation of access to a Road Zone, Category 1, and a reduction of the car parking requirements at 127-137, 139 &amp; part 149 Nicholson Street, Brunswick East.
<cite>Urban Planning Committee</cite>
</blockquote>

As tends to be the case the expected permit is subject to a list of conditions as stipulated by the Urban Planning Committee, but given the current plans adhere to the originally endorsed development plan, final approval for East Brunswick Village seems a formality.

<h2>A sustained partnership</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image25_0.jpg" rel="gallery-all" title="Assorted JAM Architects projects for Banco Group. Images courtesy JAM Architects"><img alt="" class="image-article-full-width-580px" height="257" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image25_0.jpg?itok=UpjyZP0z" title="Assorted JAM Architects projects for Banco Group. Images courtesy JAM Architects" width="580"></a>

<figcaption>Assorted JAM Architects projects for Banco Group. Images courtesy JAM Architects</figcaption></figure>JAM Architects have had a long relationship as the preferred architect for Banco Group, with a string of projects spanning the better part of a decade. From a tri-towered scheme for a Kavanagh Street Southbank supersite that never proceeded to a string of inner suburban apartment projects at all stages of the development cycle, the duo have formed a sustained relationship.

Favouring the inner northern suburbs, Banco Group's East Brunswick Village joins <a href="/buildings/smith-co-132-172-smith-street-collingwood">Smith&amp;Co.</a> as another large-scale inner-city project yielding hundreds of apartments. 2 Plenty Road was completed a few short years ago while <a href="/new-apartments/519-537-sydney-road-coburg">511-517 Sydney Road</a> and <a href="/buildings/seamstress-11-13-lygon-street-brunswick-east">11-13 Lygon Street</a> are also reported to be Banco Group projects that the architect has delivered, but have yet to proceed.
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East Brunswick Village a step closer to reality

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The second installment of the PaintUp! series has recently been completed, gracing Rutledge Lane within Melbourne's CBD. The larger than life mural in an altogether difficult area to spot, is the work of artist DVate and was completed with the help of high access machinery.

Best viewed from the adjoining multi-level car park, the work is the result of a City of Melbourne/Hosier Inc initiative which hopes to further activate the Hosier-Rutledge precinct. March 2014 witnessed the <a href="/news/paint-up-hosier-lane-reaches-for-the-sky">first PaintUp!</a> take shape, which saw a mural of an Aboriginal boy created over the real of 161 Finders Lane.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_6546.jpg" rel="gallery-all" title="PaintUp! round two"><img alt="" class="image-article-full-width-580px" height="870" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_6546.jpg?itok=ryXcAXvs" title="PaintUp! round two" width="580"></a>

<figcaption>PaintUp! round two</figcaption></figure>On a different note parts of Hosier Lane face an uncertain future with the approved Forum Theatre regeneration which includes a 107 metre mixed-use tower holding laneway frontage, subject to a <a href="http://www.theage.com.au/victoria/david-marriners-forum-theatre-project-on-hosier-lane-faces-mounting-legal-challenges-20150310-13zu1y">legal challenge</a>. With the tower 67 metres above the preferred but not binding height limit for the area, opponents believe the structure will have an excessive impact upon what is one of Melbourne's biggest tourist drawcards and historic low-rise precincts.

As reported during early March, the approved scheme was before a planning tribunal with an outcome expected to be made public in the not too distant future.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_6518.jpg" rel="gallery-all" title="A quiet Sunday morning"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_6518.jpg?itok=0HGa3iUp" title="A quiet Sunday morning" width="580"></a>

<figcaption>A quiet Sunday morning</figcaption></figure>View the image set below of what's new on and around Hosier and Rutledge Lanes.
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Rutledge Lane reaches for the sky

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A design can now be put to the news reported upon during late 2014 concerning Brady Group's latest intended Melbourne project. 280 Queen Street has been in and out of planning for the best part of four years, but with the news that Brady Group is the <a href="http://www.smh.com.au/business/brady-group-push-to-develop-80level-queen-street-tower-20141111-11k5jn">intended developer</a> of the mid-CBD site, the chances of the current scheme progressing beyond approval have increased dramatically.

Weighing in at over 250 metres in height and located in an elevated part of the CBD, 280 Queen Street may become one of the more prominent buildings to grace Melbourne's skyline in years to come. Or even sooner as according to the article linked above Brady Group intent to proceed with the project in a relatively short time-frame.

<h2>Application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image18_1.jpg" rel="gallery-all" title="280 Queen Street. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image18_1.jpg?itok=ouwGMcCJ" title="280 Queen Street. Image © Peddle Thorp" width="580"></a>

<figcaption>280 Queen Street. Image © Peddle Thorp</figcaption></figure><ul>
<li>Planning application submitted October 2014</li>
	<li>Current 1,290sqm site currently used as four and five storey office building</li>
	<li>Proposed 80 level mixed-use tower at 254.62 metres</li>
	<li>589 apartments - 242*1BR / 287 * 2BR / 36*3BR</li>
	<li>Included are 23 Penthouses and one custom design penthouse</li>
	<li>1,400.2sqm office space through podium</li>
	<li>322.4sqm retail space</li>
	<li>504sqm residential communal facilities</li>
	<li>130 basement car parking spaces</li>
</ul>
<h2>Apartments and penthouses</h2>

Dwellings within the project begin within the podium, fronting both Little Lonsdale to the north and Queen Street to the west. Beyond the podium a generic floor plan covers levels 9-35 and 37-63 where 9 apartments per floor is the norm, split between one and two bedroom options.

Sitting atop the penthouse floors is a split level custom designed penthouse located over levels 76/77. The lower floor contains 290.2sqm of internal space while the upper floor contains 265.6sqm, allowing a sizeable dwelling with unimpeded views given there are no towers of equal height either existing or planned nearby.

<h2>Finlay Lane retained</h2>

<blockquote>
There is an existing easement along the east boundary that joins with Finlay Lane, an ‘L’ shaped service lane, which connects to Queen Street. The existing easement and Finlay Lane provide rear access to the adjoining buildings. The lane is covered in registered street art. The proposed development seeks to maintain a predominately hard edge to this boundary with openings for vehicle access and loading. This will provide opportunities for future street art along the majority of these walls, maintaining the existing character of this lane.
<cite>Urbis - Town Planning Report</cite>
</blockquote>

<h2>Previous incarnations</h2>

Peddle Thorp have been active on the site in question for some years, initially devising a scheme for an office tower in excess of 200 metres, carrying a dappled facade. That particular scheme was superseded by another Peddle Thorp design which gained approval during 2013.

Championed by developers with little experience, the site lent itself to being onsold post approval resulting in the third and current version up for approval.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image17_0.jpg" rel="gallery-all" title="Early versions of 280 Queen Street. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="286" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image17_0.jpg?itok=R-VtlLYJ" title="Early versions of 280 Queen Street. Image © Peddle Thorp" width="580"></a>

<figcaption>Early versions of 280 Queen Street. Image © Peddle Thorp</figcaption></figure>Also worthy of mention is that the current proposal for 280 Queen Street includes inactive precast panels to its eastern facade, reaching mid way up the tower. This is likely in response to the adjoining property at <a href="/buildings/399-little-lonsdale-street-melbourne">399 Little Lonsdale Street</a> which is also subject to a current 200 metre planning application.

399 Little Lonsdale Street's western-facing facade is also heavy with precast elements, albeit slightly activated with the sparse use of windows. Both proposals almost butt one another; the use of precast panels may go some way to mitigating concerns planning authorities may have about proximity.

<h2>Comment</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image14_0.jpg" rel="gallery-all" title="Artist's impressions of the proposed development. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="440" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image14_0.jpg?itok=v7xEGKVR" title="Artist's impressions of the proposed development. Image © Peddle Thorp" width="580"></a>

<figcaption>Artist's impressions of the proposed development. Image © Peddle Thorp</figcaption></figure>The tower element of the design receives two thumbs up. With a bowed northern aspect and slanted roof profile, it adds more to the skyline than merely another rectangular box. Viewed from east and west, the asymmetrical apex is a worthwhile design feature.

Conversely the podium as presented in the renders looks less than ideal. In a case of 'misconstrued' rendering what looks to be a large blank orange volume is actually timber screening over activated levels while the yellow protrusion above the main entry is gold metal cladding. Fair to say it's quite hard to conceptualise the qualities of the podium based on the render above.

On the face of it the podium doesn't slot seamlessly into its surrounds.

Regardless Peddle Thorp have made the immediate area their own with 280 Queen Street joining the completed Melbourne Star and Melbourne Sky apartment towers (both Brady Group projects), in addition to <a href="/developments/melbourne-vic-3000">278 Little Lonsdale</a> which is at planning. Add the under construction Vision and the Brady Group-Peddle Thorp alliance is defined by a handful of deep blue towers dominating the area.

<h2>Development team</h2>

<ul>
<li>Developer: 280 Queen Pty Ltd / Brady Group</li>
	<li>Urban context report: Peddle Thorp Architects</li>
	<li>Architectural plans: Peddle Thorp Architects</li>
	<li>Town planning: Urbis</li>
	<li>Traffic and Transport Assessment: Cardno</li>
	<li>ESD report: Sustainable Built Environments</li>
	<li>Wind Assessment: MEL Consultants</li>
	<li>Waste Management:y Leigh Design</li>
</ul>
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Planning Application: 280 Queen Street, Melbourne

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City of Melbourne have initiated a third installment of the <a href="http://participate.melbourne.vic.gov.au/projects/placesforpeople/">Places for People</a> study. The study seeks resident, worker, student and visitor feedback on a variety of issues and experiences that relate to everyday life in the heart of Melbourne.

According to the study website, the key aim of Places for People is to gain a greater understanding of how people are using the city. The feedback collected will in turn allow City of Melbourne to work towards the realisation of liveable neighbourhoods, where local goods, services and infrastructure meet people’s daily needs and can be accessed by foot.

First initiated during 1994, the Places for People study sought to understand how public space was utilised throughout the city. Subsequent study periods have been expanded in their research criteria.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image10_0.jpg" rel="gallery-all" title="City of Melbourne is seeking feedback"><img alt="" class="image-article-full-width-580px" height="97" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image10_0.jpg?itok=jmg1tfWz" title="City of Melbourne is seeking feedback" width="580"></a>

<figcaption>City of Melbourne is seeking feedback</figcaption></figure><blockquote>
Every 10 years we have put Melbourne under the microscope to observe how public space shapes people’s experience of the city. This investigation and resulting analysis helps us plan for the next decade and beyond.

In this third study we want to hear directly from members of the community about how well their neighbourhood is meeting their daily needs. This will help us better understand the neighbourhoods we have and plan for the neighbourhoods we need. We want to zoom in and hear about how people actually access daily requirements, from fresh food and groceries to education, recreation and community services.
<cite>Lord Mayor Robert Doyle</cite>
</blockquote>

The 2015 version of Places for People will focus on both quantitative and qualitative methods of enquiry. While quantitative research examines the use and built form of Melbourne’s public spaces, and for the most has been completed, the other key probe is qualitative research.

This involves gathering data on "How people perceive Melbourne as their city, and more specifically, how they use and experience their local neighbourhoods." Initial qualitative research was conducted during Melbourne Knowledge Week 2014 with the current open period seeking to further enhance/validate gathered data.

The 2015 Places for People study has expanded to include Docklands for the first time. The first two Places for People studies helped influence urban design across the city and the reshaping of key public spaces and the 2015 version will aid with future planning and urban design considerations.

<blockquote>
Our city is growing at a rapid pace and it’s critical that we take a snapshot of our current urban life to observe and analyse how the city is functioning. Places for People 2015 will provide the city with a better understanding of people’s daily reality and will inform our future thinking and planning to make Melbourne the best city it can be.
<cite>Lord Mayor Robert Doyle</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image11_0.jpg" rel="gallery-all" title="A defined City of Melbourne "><img alt="" class="image-article-full-width-580px" height="405" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image11_0.jpg?itok=OKk2zSCc" title="A defined City of Melbourne " width="580"></a>

<figcaption>A defined City of Melbourne</figcaption></figure>Places for People is now open and will continue until April 26th. Nine physical pop-up locations are available across City of Melbourne, with online submissions also available via <a href="http://participate.melbourne.vic.gov.au/projects/placesforpeople/">Places for People</a>.

Analysis of the data will follow with findings to be progressively released beyond July of this year.

Lead image courtesy tomsimpson.tv.
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Making the City of Melbourne a better place for people

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Another nod to the unique talents of Lyons Architecture opened its doors during the early stages of 2015. Monash University's Clayton campus is home to Green Chemical Futures, a multi-level complex dedicated toward academic and industrial research within the chemicals sector.

A culmination of a Federal Government initiative that began during 2000, Green Chemical Futures is the latest Lyons-designed building to challenge conventional design. With the main east-facing facade reminiscent of a molecular structure, Green Chemical Futures also caters for Monash University's School of Chemistry

Green Chemical Futures' lower levels contain teaching and learning spaces while the upper floors will house research and translational facilities. Still the exterior makes the building. In typical Lyons fashion a range of colours, shapes and finishes have been applied to create a world-class form, without needing to sacrifice function.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_6015.jpg" rel="gallery-all" title="Green Chemical Futures "><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_6015.jpg?itok=oo2YOrUT" title="Green Chemical Futures " width="580"></a>

<figcaption>Green Chemical Futures</figcaption></figure><h2>Features and capabilities</h2>

<ul>
<li>9500 square metre multi-level, 5 star green rated building</li>
	<li>Budget: $79.56 million - funded by the Federal Government</li>
	<li>Location: North West Precinct at Monash University's Clayton Campus</li>
	<li>In excess of 100 chemists and engineers will work within the complex</li>
	<li>17 specialist sectors, training programmes for industry practitioners and new laboratory spaces</li>
	<li>New laboratory spaces available for over 1000 students and 100 industry partners</li>
</ul>
<blockquote>
GCF will support the academic and industrial research within the chemicals sector in Australia and will provide world-class research to expand Australia's 'green workforce'.

Green Chemical Futures will house over 100 chemists and engineers and allow the growth of basic science research to targeted industry-driven research. It will have 17 specialist sectors, training programmes for industry practitioners and new laboratory spaces available for over 1000 students and 100 industry partners.

The lower levels of the building will contain teaching and learning spaces and the upper floors will house research and translational facilities, with double-height foyer and voids spaces linking the levels and collaboration spaces throughout.
<cite>Monash University</cite>
</blockquote>

Capabilities include:

<ul>
<li>Green analytical/separation/polymer chemistry</li>
	<li>Cleaner synthesis - organic, inorganic and organometallic</li>
	<li>Catalysis and bio-catalysis</li>
	<li>Green electro- and photo-chemistry</li>
	<li>Bioconversion - New materials from biomass</li>
	<li>Biomimetic devices</li>
	<li>Nanomaterials</li>
	<li>Professional education and training</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_6025.jpg" rel="gallery-all" title="GCF's interior stair case"><img alt="" class="image-article-full-width-580px" height="870" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_6025.jpg?itok=B2CM8m0a" title="GCF's interior stair case" width="580"></a>

<figcaption>GCF's interior stair case</figcaption></figure>In addition to the main works which were undertaken by Lend Lease, Australian Native Landscape Constructions is in the process of rolling out landscaping and civil works for the project. The area surrounding Green Chemical Futures was designed by Outlines Landscape Architects and includes multiple lawn areas, in excess of 7,000sqm of paving, decking and 5,500sqm of soft landscaping.

The Green Chemical Futures buildings follows in the footsteps of another Lyons design close by, namely <a href="/news/a-lyons-masterclass">New Horizons</a> which was completed during 2013.

<h2>Next in line</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image8_0.jpg" rel="gallery-all" title="Brimbank Community and Civic Centre. Image courtesy Lyons"><img alt="" class="image-article-full-width-580px" height="317" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image8_0.jpg?itok=cwnM7Qbx" title="Brimbank Community and Civic Centre. Image courtesy Lyons" width="580"></a>

<figcaption>Brimbank Community and Civic Centre. Image courtesy Lyons</figcaption></figure>Melbourne won't have to wait long for the next Lyons project to take shape with their scheme for City of Brimbank's new Community and Civic Centre in its infancy. Kane Constructions are in charge of the project which will see a new 12,000sqm complex replace the former Sunshine Library site at Hampshire Road, Sunshine.

With a new library, community spaces and municipal offices included within the development, the exterior will carry a typically a-typical Lyons finish with orange/yellow highlight drawing upon the City of Brimbank logo and a sawtooth design harking upon the site's former use. Lyons were appointed to the project following an invited design competition.

<h2>Comment</h2>

The staff at Apartments.com.au have had the opportunity to meet and peruse many an architectural office in recent times and often enough the office/work environment is reflective of the firm in question. Whether it's austere, brash or minimalist, a parallel can often enough be drawn.

I haven't seen the internal workings of Lyons' office but I could guess it to be similar to Charlie and the Chocolate Factory. I'm an unabashed fan of their work as it hits a point on the design 'spectrum' that no other firm does.

The firm's educational, research and civic projects simply don't conform to sensibility, and that's what makes Lyons Architecture one of a kind… let's see some more!

Enjoy the image set of Monash University's Green Chemical Futures building below.
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Green Chemical Futures another Lyons marvel

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

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Foreshadowed in an <a href="/news/plus-architecture-begins-2015-with-a-bang">article earlier this year</a> highlighting the exploits of Plus Architecture, one of the firm's most recent schemes has landed with City of Stonnington during early March and is now on public display. Currently a nondescript dual level commercial complex somewhat out of place as opposed to its nineteenth and early twentieth century neighbours, 402-416 Chapel Street is designed to be a 12 level mixed-use development holding prime position on the sought-after retail and entertainment strip.

Holding 75 metres of frontage to Chapel Street and bound by Simmons Street, Bray Street and Grey Street, the island site is one of only two large-scale plots capable of accommodating a significant development along Chapel Street; the other cited within planning documents as the Jam Factory. Subject to a preferred height limit of 19 metres, 402-416 Chapel Street weighs in at double Stonnington's preference, yet the non mandatory height guideline provides scope for a larger structure onsite.

<h2>402-416 Chapel Street application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image83.jpg" rel="gallery-all" title="Hero perspective of the proposed development. Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="365" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image83.jpg?itok=fEYf64pG" title="Hero perspective of the proposed development. Image courtesy Plus Architecture" width="580"></a>

<figcaption>Hero perspective of the proposed development. Image courtesy Plus Architecture</figcaption></figure><ul>
<li>Existing use: two-storey commercial building</li>
	<li>Site area: 3,306sqm</li>
	<li>Proposed 12 level mixed-use building at 39.9m</li>
	<li>99 residential dwellings: 39*1BR, 57*2BR, 3*3BR</li>
	<li>157 room residential hotel</li>
	<li>1,016sqm of retail (shop) floor space &amp; 719sqm of restaurant space</li>
	<li>820sqm of commercial office space</li>
	<li>Gym, lounges, pool deck and breakfast bar included</li>
	<li>Provision of 248 car parking spaces and 108 bicycle spaces over three basement levels</li>
</ul>
<h2>Big on Chapel</h2>

<iframe frameborder="0" height="450" src="https://www.google.com/maps/embed?pb=!1m0!3m2!1sen!2sau!4v1427196546133!6m8!1m7!1scxwQtG3p5deCfx4bq_Mung!2m2!1d-37.845209!2d144.994469!3f95.42771499686802!4f3.57326196813041!5f0.4000000000000002" style="border:0" width="600"></iframe>

As can be seen above the Chapel Plaza complex onsite contains very little architectural merit and as such lends itself to replacement. Chapel Plaza is included within a general heritage overlay covering the wider Chapel Street Precinct, but the site itself has no heritage value.

Consequently the attached heritage assessment focuses on the development's place within a larger Chapel Street context, which is summarised below:

<blockquote>
The proposal will remove an ungraded late-twentieth century building of no architectural, aesthetic or historic value to the HO126 Chapel Street Precinct. On this basis, the removal of this building is acceptable from a heritage perspective.

The proposal is consistent with Council heritage policy to enhance places of cultural significance. It is also consistent with policy that new works should not adversely affect heritage places. The mixed-use development is designed in accordance with strategies and objectives of the ‘Chapel Vision’ and ‘Chapel re-Vision’ structure plans, by maintaining this street’s role as a premier commercial and entertainment district in Melbourne, but balanced with retaining the street’s established heritage character.
<cite>Peter Andrew Barrett, architectural conservation consultant</cite>
</blockquote>

This assertion on building scale and impact upon surrounding areas is further backed by the following statement:

<blockquote>
The built form controls, as worded, are ‘preferred’ and are not mandatory controls. The proposal is considered capable of satisfying the design objectives and built form outcomes prescribed by the Design and Development Overlay without meeting all of its prescriptive controls.

The development has been designed in distinct components with a composition that is complex and varied. This includes a base podium, which is addressed to Chapel Street. A mid-rise element to six storeys and a high-rise tower that through orientation and recessing provides the appearance of two separate structures.
<cite>SJB Planning, 402-416 Chapel Street planning report</cite>
</blockquote>

<h2>Street level beat</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image87.jpg" rel="gallery-all" title="Chapel Street frontage. Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="361" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image87.jpg?itok=NGs5vjG0" title="Chapel Street frontage. Image courtesy Plus Architecture" width="580"></a>

<figcaption>Chapel Street frontage. Image courtesy Plus Architecture</figcaption></figure>Considering the sizeable girth and height of 402-416 Chapel Street, Plus Architecture have sought to refine the considerable street frontage via a number of differing means. A balance between consistency and variation in finishes has been sought at street level, while the podium itself seeks to be consistent with its surrounds at between 3-4 levels in height.

Differing materials, arrangements and elements are present over lower levels, although all are within a modular theme which is referred multiple times within the development documents. This is essentially a reference to the site's heritage surrounds where the majority of structures are quite uniform in size and composition.

Vertical highlights are evident within these modular or 'squared' podium sections as seen above, breaking up the lower levels and providing articulation. This is further bolstered by a vertical green wall which will visually separate the bulk components of the building.

The Simmons and Chapel intersection is subject to a feature design element which differs from the remainder of the podium. Behind the timber cladding and angled screens are retail, restaurant and commercial office space over four levels. Due to its leading edge position and proximity to a the heritage pub opposite, the distinctive, softened podium feature has been employed.

<h2>402-416 Chapel Street development team</h2>

<ul>
<li>Developer: Chapel Plaza Pty Ltd / Spotlight Property Group</li>
	<li>Development and Project Manager: Blueprint Group Australia</li>
	<li>Architectural plans: Plus Architecture</li>
	<li>Urban Context and Design Response: SJB Urban</li>
	<li>Heritage Assessment prepared: Peter Andrew Barrett</li>
	<li>Waste Management Plan: Leigh Design</li>
	<li>Sustainability Management Plan: Waterman AHW (Vic) Pty Ltd</li>
	<li>Landscape plans: Aspect Pty Ltd</li>
	<li>A Traffic and Transport Assessment: Cardno.</li>
</ul>
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Big on Chapel: 402-416 Chapel Street planning application

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PDG Corporation and Spec Property have seized upon the success of their current North Melbourne projects by each proposing separate additional apartment developments within the suburb. Far from the soaring towers of Melbourne's CBD, the proposed developments are comparatively modest, yet point to the underlying strength of North Melbourne as a desired suburb for both developers and buyers seeking to avoid postcode 3000.

Lodged with City of Melbourne in recent weeks, both designs are the result of developer affiliated architecture practices, further bolstering the growing trend amongst well established local developers of internalising the project design process.

<h2>135-139 Arden Street</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image69_2.jpg" rel="gallery-all" title="Images courtesy Disegno Australia"><img alt="" class="image-article-full-width-580px" height="508" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image69_2.jpg?itok=fAedpK5O" title="Images courtesy Disegno Australia" width="580"></a>

<figcaption>Images courtesy Disegno Australia</figcaption></figure>Located on a corner site, PDG Corporation's latest project also shares frontage with Abbotsford Street. A creation of Disegno Australia, 135-139 Arden Street seeks to replace a former service station with a four and five level L-shaped apartment building containing 92 dwellings. One, two and three bedroom options are included within the project, as is a communal roof terrace with landscaping and garden plots for residents.

The highly articulated facade sits above two basement levels catering for vehicle and bicycle parking, while the residential lobby faces Abbotsford Street. Applied over the facade will be a a translucent 'tree' graphic which is designed to cast a silhouette shadow onto the developments balconies and apartment interiors, while also providing a degree of privacy to residents.

<blockquote>
The building is architecturally designed to a high standard, will be constructed of high quality materials and will be a positive addition to this highly visible comer. The development provides a high level of internal amenity to all apartments, with adequate on site car parking, generous bicycle parking and communal garden area provided within the development.

It is submitted that the development's height, form and appearance, furthers the strategic objectives for the North and West area of Melbourne and, on the basis of the foregoing considerations, the application is worthy of a planning permit.
<cite>SJB Planning, associated planning report</cite>
</blockquote>

<h2>3 Shiel Street</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image72.jpg" rel="gallery-all" title="Image courtesy Inhabit Design"><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image72.jpg?itok=6jHaoS84" title="Image courtesy Inhabit Design" width="580"></a>

<figcaption>Image courtesy Inhabit Design</figcaption></figure>Conceived by Inhabit Design, 3 Shiel Street consists of two residential buildings of up to ten levels, with a total of 65 dwellings included. One, two and three bedroom dwellings are included within the proposal.

<blockquote>
The buildings are highly articulated and fenestrated and have been designed to respond to the fall of the land. Providing separate built forms provides for a break through the site and enables a creative landscape architecture design that provides an attractive communal open space.

Materials and finishes are of a high quality and include face brickwork to the Shiel Street facade, interspersed with timber cladding, screen walls, precast concrete and glazing.
<cite>Ratio Consultants, associated planning report</cite>
</blockquote>

3 Shiel Street joins a growing number of planned and approved residential developments on the cusp of the Arden-Macaulay Precinct within North Melbourne which is slated for intensive regeneration. The Shiel Street - Haines Street combination also sees <a href="/new-apartments/reflections-108-haines-street-north-melbourne">104-112 Haines Street</a>, <a href="/new-apartments/north-melbourne-vic-3051">1 Shiel Street</a> and <a href="/new-apartments/gardiner-on-the-park-116-haines-street-north-melbourne">114-116 Haines Street</a> present on the Apartments.com.au database.

Together these four projects have the potential to add 270 plus apartments into what was previously a low-rise area.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image68_2.jpg" rel="gallery-all" title="Helio with Ryan and Leveson"><img alt="" class="image-article-full-width-580px" height="315" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image68_2.jpg?itok=0s7ctwQI" title="Helio with Ryan and Leveson" width="580"></a>

<figcaption>Helio with Ryan &amp; Leveson</figcaption></figure>Of both developers current builds, Spec Property's <a href="/buildings/helio-91-flemington-road-north-melbourne">Helio</a> complex fronting Flemington Road has emerged above ground while PDG Corporation's <a href="/buildings/ryan-leveson-68-leveson-street-north-melbourne">Ryan &amp; Leveson</a> is nearing practical completion under the guidance of Hamilton Marino builders.
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PDG Corporation and Spec Property double up in North Melbourne

Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/FH_1EzB-1vs?si=XScVlP1ERsTDJoME" title="YouTube video player" width="560"></iframe>

"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/tsioMLcnjas?si=zq-ys3JuWpfa5hFv" title="YouTube video player" width="560"></iframe>

The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

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Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Mark Baljak

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