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One of Southbank's grandest proposals which was submitted during the peak of Melbourne's skyscraper run of 2014, and which garnered substantial media attention, has been heavily modified to meet concerns raised by planning authorities. Even with a considerable reduction in height and apartment yield, 334-344 City Road has found no favour in a report to the Future Melbourne (Planning) Committee which was tabled earlier this month.

Prepared by City of Melbourne's Planning Coordinator, the report urges Melbourne City Council to officially object 334-344 City Road to state body Department of Environment, Land, Water and Planning (or whatever they may be called this month). Amended plans were submitted during November 2014 in order to address concerns focusing around excessive height, ground level layout, traffic flow and overall tower form.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image58.jpg" rel="gallery-all" title="Artist's impression of 334-344 City Road facade. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="752" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image58.jpg?itok=fN06fveT" title="Artist's impression of 334-344 City Road facade. Image © Hayball" width="580"></a>

<figcaption>Artist's impression of 334-344 City Road sans balconies. Image © Hayball</figcaption></figure><h2>Points of difference</h2>

Nestled in between the north-west side of City Road, south-west side of Clarendon Street and north of the West Gate Freeway, major differences between 334-344 City Road's initial and revised schemes for the 1,600sqm site are outlines below:

<table border="1" cellpadding="1" cellspacing="1"><tbody>
<tr>
<td>July 2014</td>
			<td>November 2014</td>
		</tr>
<tr>
<td>82 levels</td>
			<td>57 levels</td>
		</tr>
<tr>
<td>270 metres</td>
			<td>190 metres</td>
		</tr>
<tr>
<td>198 hotel suites</td>
			<td>110 serviced apartments</td>
		</tr>
<tr>
<td>578 apartments</td>
			<td>432 apartments</td>
		</tr>
<tr>
<td>GFA 83,196sqm</td>
			<td>GFA 60,038sqm</td>
		</tr>
<tr>
<td>154 car parking spaces</td>
			<td>117 car parking spaces</td>
		</tr>
<tr>
<td> </td>
			<td>315 bicycle parking spaces</td>
		</tr>
</tbody></table>
<h2>City of Melbourne on the revised 334-344 city road proposal</h2>

<blockquote>
While the subject site is a suitable candidate for redevelopment, there are a number of significant issues with the current proposal that must be resolved prior to the granting of a permit.

The development by virtue of its height, setbacks and subsequent bulky building form is considered to overwhelm and dominate the City Road Street environs. Although higher built form can be found in Southbank it is concentrated west of Moore Street where the Melbourne Planning Scheme guides that this form of development is most appropriate.

The lack of variation in the built form and architectural expression (including the lack of variation in tower shape), also increases the perceived three dimensional massing of the building and contributes to the visual impact of the building. The applicant has also failed to undertake a cumulative assessment of the traffic impact of the development on the local road networks and it is considered that the proposal will impact on the safety and operational capacity of City Road and Clarendon Street, in the vicinity of the site.

The proposal fails to achieve short term stationary wind conditions along City Road and fails to satisfy the requirements of DDO1 (requirement for active street frontages)
<cite>​Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image60_0.jpg" rel="gallery-all" title="Intended ground floorplan. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image60_0.jpg?itok=YRYgN1JI" title="Intended ground floorplan. Image © Hayball" width="580"></a>

<figcaption>Intended ground floorplan. Image © Hayball</figcaption></figure>On the issue of height the report goes delves into the discretionary height limits and the clear expectation that all planning application for the immediate area must "Achieve the design objectives of the schedule". Essentially a height of up to 100m is preferable, although excess height may be achieved where the following built form objectives are present:

<ul>
<li>Buildings that provide an appropriate transition to development in adjoining Areas to the south, west and east.</li>
	<li>Buildings that do not dominate urban form in adjoining Areas.</li>
	<li>The maintenance of the dominant streetscape scale.</li>
</ul>
The report asserts that in addition to excessive height, the above three objectives are not met.

<h2>Comment</h2>

<blockquote>
The fact that other buildings may have been approved at heights over the 100m preferred height of Area 3, and the fact there are other buildings higher in other Areas with higher preferred heights, should not be an argument for such a proposal of extraordinary height variance.

The intent of the height control in Area 3 is for the control of building heights in Area 3. The proposed building height can only be considered in relation to the area it is within, not to other areas.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

Why has the report to the Future Melbourne (Planning) Committee not referenced towers to the east of 334-344 City Raod? Even in the face of multiple towers being approved at immense heights in the immediate vicinity, City of Melbourne still maintain a stoic resistance to any structure over the nominal height. Between 80-160 metres directly east are three towers that most people would think set a reasonable precedent for build form height around 334-344 City Road.

BPM's <a href="/news/out-of-the-shadows-and-into-the-light">Shadow Play</a> tower at 320 City Road looks set to rise 61 levels with its marketing campaign imminent, while directly opposite Crone Partners have prepared a 280 metre residential tower for <a href="http://www.cronepartners.com/index.php?option=com_news&amp;view=newdetails&amp;id=82&amp;Itemid=23">295 City Road</a> and <a href="/new-apartments/elysium-54-clarke-street-southbank">Elysium</a> at 244 metres holds approval. City of Melbourne considers 334-344 City Road to be a proposal of extraordinary height variance on a site specific basis, yet a quick glimpse toward its neighbours suggests it's anything but.

The selective nature of the report prepared in assessing 334-344 City Road should be queried. Nonetheless an interesting outcome on a state level looms which may well act as a precedent should ​334-344 City Road gain approval.
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silvermb

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

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The focal point of Carlton's former CUB Brewery site has been placed on the market after CEL Australia elected to move on the approved development scheme rather than develop the asset. Situated over 2,927sqm, yet part of the larger brewery site spanning an entire block, 8 Bouverie Street is the marquee portion of the urban renewal project.

Representing the largest permitted apartment development site offered for sale since 2013, 8 Bouverie Street was <a href="/news/city-of-melbourne-grapples-with-cels-156-172-victoria-street">most recently covered</a> by Apartments.com.au during August 2014. Initially known as 156-172 Victoria Street, the newly christened 8 Bouverie Street is offered with a massive 1,035 apartments, retail space plus 222 car and 378 bicycle spaces.

Conceived and subsequently refined by Elenberg Fraser, selling agent Colliers believes 8 Bouverie Street will be attractive to developers the world over due to its sheer size and landmark location. And it is this location behind the retained bluestone facade of the brewery which was earmarked for a landmark tower as early as 2007 when site purchaser Grocon instigated an overall site masterplan.

At 78 levels it will be the tallest tower within the northern reaches of Melbourne's skyline and highly recognisable given its position straddling the border between Melbourne and Carlton.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/8_bouverie_hero_custom.jpg" rel="gallery-all" title="8 Bouverie Street. Image courtesy Colliers"><img alt="" class="image-article-full-width-580px" height="1377" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/8_bouverie_hero_custom.jpg?itok=Kww2CLgv" title="8 Bouverie Street. Image courtesy Colliers" width="580"></a>

<figcaption>8 Bouverie Street. Image courtesy Colliers</figcaption></figure><h2>What they say</h2>

<blockquote>
This property is a genuine opportunity for developers on a world wide scale. We anticipate demand from local institutions and large scale developers from Australia and across the globe. It’s rare to be able to buy a site of this magnitude that is ready to be developed.

The location is prime, the timing is right with almost no competition with other large scale projects in the Melbourne CBD, and the residential market is strong. The site is situated right in the middle of Melbourne’s world renowned Melbourne University and RMIT campus precincts and, being on the doorstep of the Melbourne CBD, it remains distinctly residential.
<cite>Trent Hobart, Director of Development Sites, Colliers International</cite>
</blockquote>

<blockquote>
With the recent change of State Government, we expect to see the flow of approved planning permits become more moderated while the new government settles in. This will only serve to increase the value of approved permits to developers in the short to medium term, making opportunities such as this one at 8 Bouverie Street quite rare.
<cite>Bryson Cameron, Manager of Development Sites, Colliers International</cite>
</blockquote>

<h2>Comment</h2>

The above statement is telling in that a certain level of ambiguity currently surrounds Victorian state planning, with new minister Richard Wynn on hiatus and changes flagged to the planning approvals process which point toward fewer larger towers gaining approval. Could it be that 8 Bouverie Street holds an ace in that it carries planning approval, while many other proposals (of which there are indeed many) may never be nothing more than paper developments?

Only one residential skyscraper of any note has been submitted for approval since the November 2014 state election; evidence that holiday period aside, developers look to be taking a more circumspect position toward seeking planning approval given the uncertainty in recent months.

If stature is determined by height and apartment numbers, 8 Bouverie Street heads the pack in terms of marquee Melbourne development sites; in due course the sales campaign result will be interesting on many levels.
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8 Bouverie Street a giant amongst Melbourne development sites

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Constantin Brancusi's Bird in Space, Alvar Aalto's Savoy Vase and the iridescent nature of a bubble which captures the reflection and refraction of light waves via its surface. Not the first thoughts that come to mind for the average reader contemplating the design impetus behind <a href="/architects/plus-architecture">Plus Architecture's</a> scheme for <a href="/buildings/aspire-melbourne-301-king-st-melbourne">295-309 King Street, Melbourne</a>.

Nonetheless they have been listed as major influences upon what may become one of Melbourne's tallest apartment towers should it gain approval.

The proponent for 295-309 King Street is Farinia Pty Ltd and that entity is seeking permission to replace two low-rise office buildings within a western pocket of <a href="/new-apartments/melbourne-vic">Melbourne's CBD</a>, which is experiencing gargantuan levels of development at the moment. Town planning agency <a href="/developers/urbis">Urbis</a> state within their associated report:

<blockquote>
The 81-level proposal is appropriate to its changing and emerging urban context. Currently the west precinct of the City lacks significant architectural developments and this proposal will contribute to the emerging contemporary character of the area.
<cite>Urbis, planning permit application report</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image77.jpg" rel="gallery-all" title="The above have been cited as design impetus. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="271" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image77.jpg?itok=zvjUGEN1" title="The above have been cited as design impetus. Image © Plus Architecture" width="580"></a>

<figcaption>The above have been cited as design impetus. Image © Plus Architecture</figcaption></figure><h2>295-309 King Street, Melbourne</h2>

<ul>
<li>Current 1,301sqm site use: dual low-rise commercial buildings</li>
	<li>Planning application submitted October 2014</li>
	<li>Proposed 83 level residential tower at 269.45 metres to LMR</li>
	<li>Total GFA: 58,984sqm</li>
	<li>603 apartments: 99*studio / 239*1BR / 238*2BR / 15*3BR / 12*Penthouses</li>
	<li>124 car spaces (stacker) / 290 bicycle spaces / 18 motorcycle spaces</li>
	<li>415 storage units</li>
	<li>Residential amenities and common areas provided at Levels 10 and 79</li>
</ul>
<h2>An iridescent facade</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image75.jpg" rel="gallery-all" title="Facade section. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="296" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image75.jpg?itok=x1THnczZ" title="Facade section. Image © Plus Architecture" width="580"></a>

<figcaption>Facade section. Image © Plus Architecture</figcaption></figure>Dominating 295-309 King Street's exterior will be a curtain glaze of iridescent panels capable of capturing the light spectrum in a manner unlike any other Melbourne tower. The façade will change appearance depending upon factors such as weather conditions and the angle from which it is viewed.

<blockquote>
Plus Architecture’s design for the proposed building embodies elegance, flair and sophistication and adds a high quality signature element to the evolving northern and western residential fringe of Melbourne’s CBD. The unique built form has been inspired by the concept of a budding flower, and as a result, presents as a number of tapering curves revolving around a centre point.
<cite>Urbis, planning permit application report</cite>
</blockquote>

With its splayed shape and unique façade capable of creating its own distinct detail, Plus Architecture have strived to set 295-309 King Street apart from all other Melbourne buildings.

<h2>From the ground up</h2>

<ul>
<li>Basement: single basement level which would accommodate services, storage cages and bicycle parking</li>
	<li>Ground: three retail tenancies plus the residential lobby and building services</li>
	<li>Level 1-7: car parking, apartments to street frontages plus a community centre facing King Street</li>
	<li>Level 8: studio, two and three bedroom apartments plus 70 stores</li>
	<li>Level 9: plant services</li>
	<li>Level 10: pool, gym, library/lounge, yoga/pilates studio and 78 stores</li>
	<li>Level 11-50: apartments with a mixture of layouts</li>
	<li>Level 51: plant services</li>
	<li>Level 52-75: apartments with a mixture of layouts</li>
	<li>Level 76-78: penthouses, smallest at 151sqm</li>
	<li>Level 79: lounge, wine cellar, dining area, karaoke, gaming room</li>
	<li>Level 80-82: plant and damper</li>
</ul>
<h2>Jenga time</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image76.jpg" rel="gallery-all" title="The Jenga-like podium envisaged from King Street. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="425" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image76.jpg?itok=NJQby1xb" title="The Jenga-like podium envisaged from King Street. Image © Plus Architecture" width="580"></a>

<figcaption>The Jenga like podium as envisaged from King Street. Image © Plus Architecture</figcaption></figure><blockquote>
The Podium has been designed to respond to the fine grain relationship with the King Street and Little Lonsdale Street wall. Historically, Melbourne has had a distinct connection with its use of bluestone in creating Rustica Façade designs.

The podium design for this development seeks to draw inspiration from the bluestone streetscape of King Street by reinterpreting this relationship in a contemporary way that responds to the human scale. Thus, the podium has been broken up into a Jenga like formation creating a dynamic façade that plays with scale and materiality, while also providing privacy for podium apartments.
<cite>Plus Architecture - Design response, town planning submission</cite>
</blockquote>

<h2>The feasibility of it all</h2>

As touched upon earlier 295-309 King Street is one of many towers lining up to replace the bevy of available development sites immediately surrounding the site in question, most of which are loosely located around the King and Lonsdale intersection. 250 Spencer Street's quartet of towers between 205 and 300 metres, the at sales <a href="/buildings/the-fifth-605-lonsdale-street-melbourne">605 Lonsdale Street</a> (165 metres) plus the under construction <a href="/buildings/manhattan-at-uws-33-rose-lane-melbourne">33 Rose Lane</a> (170 metres) and 612 Lonsdale Street (144 metres) attest to the popularity of this patch of Melbourne's CBD at the moment.

Perhaps understanding that most sites surrounding 295-309 King Street carry prime redevelopment potential, Plus Architecture have added development feasibility scenarios for the adjoining 311 King Street. As a result 295-309 King Street is built to the northern boundary to a height near on 40 metres, providing 311 King Street with a common boundary to build against, with a tower above podium to 70 metres possible in a likely scenario. Under this feasibility scenario tower to tower distance would be 9.5 metres.

<h2>295-309 King Street, Melbourne planning team</h2>

<ul>
<li>Developer/Proponent: Farinia Pty Ltd</li>
	<li>Planning Report: Urbis</li>
	<li>Architectural Plans and Urban Context Report: Plus Architecture</li>
	<li>Traffic Assessment: Cardno</li>
	<li>Waste Management Advice: Leigh Design</li>
	<li>Environmental Sustainable Design Statement: Cundall</li>
	<li>Wind Impact Assessment: MEL Consultants</li>
	<li>Acoustic Assessment: Renzo Tonin &amp; Associates</li>
	<li>Aviation Assessment: Thompson GCS</li>
</ul>
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Planning application: 295-309 King Street, Melbourne

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Urban.com.au has in the past <a href="/news/the-quandry-that-is-hopkins-street-precinct">lamented the state of flux</a> that had settled upon Footscray's Joseph Road Precinct; 15 hectares of private landholdings and public areas set for intense urban regeneration. With no obvious intent from local developers to kick start proceedings and a distinct lack of infrastructure investment in the area, progress was non-existent.

During 2014 a rash of site sales within the precinct coincided with the influx of tigerish Asian-based developers en masse, ready and willing to push paper developments toward reality. In addition to <a href="/buildings/boat-house-2-joseph-road-footscray">2 Hopkins Street</a> and <a href="/buildings/victoria-square-8-hopkins-street-footscray">8 Hopkins Street</a> which were offered for sale, Austpac elected to offload the largest approved Joseph Road Precinct development, <a href="/buildings/riverina-22-hopkins-street-footscray">18-24 Hopkins Street</a>.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_5051.jpg" rel="gallery-all" title="20 Moreland Street Footscray with display suite at the ready"><img alt="" class="image-article-full-width-580px" height="308" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_5051.jpg?itok=_zHc7CXK" title="20 Moreland Street Footscray with display suite at the ready" width="580"></a>

<figcaption>20 Moreland Street Footscray with display suite at the ready</figcaption></figure>The sprawling 1000-apartment, five tower project was reported as not having found a buyer during late 2014, yet that seems to have changed with an Asian-backed developer recently completing works on a sales display suite located within the only existing building onsite.

Behind 20 Moreland Street's dated facade lies a fully equipped, open plan display suite decked out with a predominantly white motif. Although it sits completed, protective covers are present suggesting that it may not be activated for some time yet.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image73_0.jpg" rel="gallery-all" title="Onsite bathroom display and artist's render of the endorsed project. Render courtesy Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="280" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image73_0.jpg?itok=t2BsJMmf" title="Onsite bathroom display and artist's render of the endorsed project. Render courtesy Peddle Thorp" width="580"></a>

<figcaption>Onsite bathroom display and artist's render of the endorsed project. Render courtesy Peddle Thorp</figcaption></figure>Seen above is part of the endorsed design which was initially submitted during 2012. Tract Consultants acted on behalf of Austpac at the time with Peddle Thorp responsible for the overall design. Further amendments were sought and permitted during 2013 with a new planning application for the site received during June 2014.

Curiously enough the 2014 application still remains active with no decision listed on the State Government DTPLI/DPCD website, even though the display suite is ready. It looks likely that a final altered design/layout for 18-24 Hopkins Street will be revealed once marketing commences, whenever that may be.

<h2>Further precinct rumblings</h2>

Elsewhere in the Joseph Road Precinct demolition work continues on the former Le Mans Toyota site. Covering 13,179sqm and designated <a href="/buildings/victoria-square-8-hopkins-street-footscray">8 Hopkins Street</a>, the site was offered for sale with a scheme holding 795 apartments, and was subsequently sold to to a holding company controlled by Chinese-born Guohua Liang <a href="http://www.smh.com.au/business/chinese-developers-snap-up-footscray-sites-20140923-10kvr8">according to Business Day</a>.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image70.jpg" rel="gallery-all" title="8 Hopkins Street and 4 Neilson Place's sales board"><img alt="" class="image-article-full-width-580px" height="296" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image70.jpg?itok=s9QNkASy" title="8 Hopkins Street and 4 Neilson Place's sales board" width="580"></a>

<figcaption>8 Hopkins Street and 4 Neilson Place's sales board</figcaption></figure>While demolition is a sign that 8 Hopkins Street may be progressing, the nearby <a href="/new-apartments/footscray-vic-3011">4 Neilson Place</a> is currently for sale. Agent Ikon Property states on their webpage that the site, with permit in place, is available for $5,000,000 (exclusive of GST) or less than $37,000 per unit cost. With a flutter of activity is seems that the Joseph Road Precinct is finally due to make an impression.
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A display in Joseph Road Precinct you say?

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Brunswick's Jewell Station Precinct redevelopment has progressed with the master plan currently open to public comment. A joint project between land owner VicTrack and property developer Neometro, Jewell Station Precinct forms part of VicTrack’s <a href="https://www.victrack.com.au/en/projects/details/projects%20n-z/station-precinct-enhancement-program#.VNanRjGUfUc">Station Precinct Enhancement</a> program which seeks to cede under-utilised VicTrack-owned land to developers for renewal.

In turn proceeds from the redevelopment of Jewell Station Precinct will allow VicTrack to fund the revitalisation of the station forecourt, creating a safer and more accessible transport hub.

BKK Architects, McAllister Alcock Architects and landscape/urban design practice Glas form the design team appointed to create "A community asset that becomes part of the cultural fabric of Brunswick, ”according to Neometro Director James Tutton​. As seen below both architecture firms are more than capable of creating highly distinctive, small to medium scale developments that also deliver quality urban design outcomes.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image64.jpg" rel="gallery-all" title="selected projects from both BKK Architects and McAllister Alcock Architects"><img alt="" class="image-article-full-width-580px" height="425" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image64.jpg?itok=wr1061_E" title="selected projects from both BKK Architects and McAllister Alcock Architects" width="580"></a>

<figcaption>Selected projects from both BKK Architects and McAllister Alcock Architects</figcaption></figure><h2>Jewell Station master plan highlights</h2>

As sourced via the recent media release, Jewell Station Precinct's design will be heavily influenced by the following factors:

<h3>Activation of the station forecourt</h3>

The station entrance, currently dominated by a large asphalt area, is proposed to be reactivated by a grand staircase with integrated seating, where commuters and residents can sit and take in the precinct’s public art features, public square and enjoy an elevated café terrace looking down Wilson Avenue. This public square is imagined as a flexible space that will evolve with needs of the local community, offering infrastructure to host small events such as pop-up concerts and market stalls.

<h3>Improvements for cyclists and pedestrians</h3>

The Upfield cycle path will be significantly improved to increase safety for pedestrians and cyclists. Rumble strips and slopes will be added to the station’s approach in both directions to slow cyclists and prevent collisions, while clearer markings will highlight to pedestrians the shared nature of the path. Bike facilities, such as pumps for flats and bike racks, are also suggested within the precinct.

<blockquote>
This bike path is a highway for cyclists travelling to and from the city and has been the basis of intense planning to improve the safety and accessibility for both cyclists and pedestrians around the station
<cite>Neometro Director, James Tutton</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image69_1.jpg" rel="gallery-all" title="Jewell Station precinct. Image courtesy Neometro"><img alt="" class="image-article-full-width-580px" height="408" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image69_1.jpg?itok=gOPhp_7A" title="Jewell Station precinct. Image courtesy Neometro" width="580"></a>

<figcaption>Jewell Station precinct. Image courtesy Neometro</figcaption></figure><h3>Apartment design to create a village feel</h3>

Community gardens and two apartment buildings designed with Neometro’s signature passion for great design and architecture will bookend the northern and southern ends of the site. At a proposed eight levels each, the buildings have been designed in accordance with the Brunswick Structure Plan and will feature various commercial spaces and flexible studios at the ground floor interface.

<h3>Improvements to safety</h3>

The western side of the station will see improvements to the public park with lighting, picnic areas, a larger community garden to increase the safety and amenity. Proposed parcel pick-up locker facilities will allow nearby residents to collect deliveries on the way home. A dedicated space is also proposed to service the nearby RMIT campus, which will be asked to outline its desires for the site.

<h2>Comment: better luck this time round</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image68_1.jpg" rel="gallery-all" title="Ikon Glen Waverley. Render courtesy NH Architecture"><img alt="" class="image-article-full-width-580px" height="286" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image68_1.jpg?itok=BVYuzNS5" title="Ikon Glen Waverley. Render courtesy NH Architecture" width="580"></a>

<figcaption>Ikon Glen Waverley. Render courtesy NH Architecture</figcaption></figure>VicTrack's initial attempt at station enhancement is more a tale of woe. Seen above left was the initial design created by NH Architecture for a Glen Waverley Station residential block, which ultimately morphed into a disappointing urban outcome when completed at the turn of 2014. Teaming with Consolidated Properties, Ikon Glen Waverley looks to be more an attempt at cost cutting and maximising profits rather than delivering a lasting positive urban outcome.

How will Jewell Station Precinct provide a better outcome? With Neometro comes a <a href="/news/james-tutton-on-all-things-urban">very different ethos</a> to development, emphasised by their B Corporation status achieved in 2013.

<blockquote>
Success for us is defined by the delivery of social, community and financial outcomes. Jewell Station is the perfect canvas for this approach. The transformation of this precinct will give locals and the wider community a beautiful, safe, creative and active space to play and live in.
<cite>Neometro Director, James Tutton​</cite>
</blockquote>

The hope of course is a far superior outcome to that of Glen Waverley. A period of community feedback for Jewell Station Precinct is now underway with the wider public able and encouraged to provide commentary which will ultimately help refine plans prior to their submission for approval.

Visit <a href="http://jewellstation.engagementhq.com/jewell-station">jewellstation.engagementhq.com</a> for details.
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Jewell Station's redevelopment a step closer

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Leighton Properties Managing Director Mr Mark Gray described the purchase of Moonee Ponds' Readings site as "Consistent with Leighton Properties strategy to focus on inner ring urban renewal sites which are in prime locations, close to transport links, retail and places of work." Sixteen months later and the boom site covering more than 13,300sqm is for sale with JLL and CBRE jointly offering what was formerly home to the Moonee Ponds Market.

With six street frontages and high expectations for a landmark urban renewal development, Leighton Properties and joint venture partner Qualitas snapped up the vacant land for $23 million.  During their October 2013 announcement, it was stated via Leighton Properties' website that the staged development would likely provide in excess of 800 apartments and 2,000sqm of retail, with an end value near on $450 million.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image3_1.jpg" rel="gallery-all" title="40 Hall Street which is at planning. Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image3_1.jpg?itok=7_PNdJ_R" title="40 Hall Street which is at planning. Image courtesy Plus Architecture" width="580"></a>

<figcaption>40 Hall Street which is at planning. Image courtesy Plus Architecture</figcaption></figure>Seen above is the design for the sole plot of the sprawling site which the joint partners advanced to planning assessment with City of Moonee Valley. <a href="/news/leighton-initiate-the-readings-moonee-ponds-transformation">Covered first</a> by Apartments.com.au during October 2014, the residential tower would have 162 apartments within its 15 levels and include retail outlets fronting Hall Street.  Along with associated landscaping and provision for a pedestrian link the scheme would cover 2,388sqm or over 17% of the total development area.

Plus Architecture are responsible for the initial planning application, and it's more than likely that they too are responsible for indicative scheme seen below.  Accompanying online sales information are a number of high quality concept images designed to provide context for prospective developers; 1200 apartments within seven buildings is the nominated site outcome.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/main_2.jpg" rel="gallery-all" title="An indicative outcome. Image courtesy JLL"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/main_2.jpg?itok=sz_VSiy-" title="An indicative outcome. Image courtesy JLL" width="580"></a>

<figcaption>An indicative outcome. Image courtesy JLL</figcaption></figure>Two residential towers in excess of 20 levels headline the concept scheme, followed by the at planning <a href="/buildings/hall-st-40-hall-street-moonee-ponds">40 Hall Street</a> and a number of smaller towers thereafter.  Included within the scheme is the envisaged north-south pedestrian link/public open space which City of Moonee Valley had requested, in addition to a number of other key site criteria that have been sent to the Minister for Planning for approval within site specific Development Plan Overlay.

<blockquote>
In September Council asked the Minister for Planning to approve and include in the Moonee Valley Planning Scheme a Development Plan Overlay for the site. We are currently still awaiting approval.

<cite>City of Moonee Valley, January 2015</cite>
</blockquote>

As to the motivations for Leighton/Qualitas offloading this prized site with a staged delivery timeframe most likely over a decade? According to <a href="http://www.afr.com/p/business/property/walker_corporation_runs_ruler_over_RZtUxZONt76pNLVgF5NUhO">this AFR article</a> Leighton Propeties as an entity is for sale after its parent company (Germany's Hochtief) refused to provide rental guarantees to support some projects in its development pipeline.  Leighton's Properties thereafter began offloading a number of future development sites with the Moonee Ponds Market site set to be the latest.

Nonetheless opportunity has arisen for a developer to assume the reigns over one of Melbourne's blue-chip development sites.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image2_3.jpg" rel="gallery-all" title="Hero perspective of the eastern portion of the site. Image courtesy JLL"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image2_3.jpg?itok=IKxeuJ_h" title="Hero perspective of the eastern portion of the site. Image courtesy JLL" width="580"></a>

<figcaption>Hero perspective of the eastern portion of the site. Image courtesy JLL</figcaption></figure>
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Leighton seeks to offload their Moonee Ponds super site

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Height, overshadowing and heritage; the Holy Trinity of inner-city development concerns that's sure to garner mainstream media attention. This was indeed the case during 2014 when plans were revealed for the redevelopment of the Fletcher Jones site at 1-5 Queen Street which sits directly opposite the Banana Alley vaults.

Malaysian-backed Creative Wealth (Aust) Pty Ltd commissioned the project with CBD-based K2LD Architects conceiving the residential tower which at 25 levels and 90.75 metres would have made an instant impression upon its more modest in height neighbours.​

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/1-5_queen.jpg" rel="gallery-all" title="Artists' renders of the rejected development. Image © K2LD"><img alt="" class="image-article-full-width-580px" height="342" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1-5_queen.jpg?itok=Ql5SWl8J" title="Artists' renders of the rejected development. Image © K2LD" width="580"></a>

<figcaption>Artists' renders of the rejected development. Image © K2LD</figcaption></figure>According to a <a href="http://www.smh.com.au/business/property/former-fletcher-jones-site-due-for-a-dressup-20121123-29yrg">Business Day</a> the 746sqm site was owned and occupied by retailer Fletcher Jones since 1955, until falling into private ownership post 1993. With the onsite Cobden Buildings structure originally dated 1872, groups such as <a href="http://melbourneheritage.org.au/2014/09/15/objection-facading-of-1872-fletcher-jones-building-add-your-voice/">Melbourne Heritage Action</a> considered the redevelopment as little more than facadism with the Flinders Street edifice the most notable feature retained within the proposed redevelopment.

Enter 2015 and City of Melbourne have elected to reject the proposal in its current form. Almost six months to the day after the initial planning application was lodged, the decision to rebuke 1-5 Queen Street was made public on January 13. According to Melbourne Heritage Action, City of Melbourne's refusal was based upon a number of factors with the tower's adverse affect upon the heritage listed existing building and its Queen Street neighbours at the forefront.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/queen_street_elevation_0.png" rel="gallery-all" title="Proposed Queen Street frontage. Image © K2LD"><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/queen_street_elevation_0.png?itok=La4Ptqug" title="Proposed Queen Street frontage. Image © K2LD" width="580"></a>

<figcaption>Proposed Queen Street frontage. Image © K2LD</figcaption></figure>Seen above was the intended Queen Street facade which was to have replaced the 1970's augmented frontage, which up until that point matched the Flinders Street frontage. A modern interpretation of what once was there, the facade would have employed stone and metal.

As with most developers Creative Wealth (Aust) Pty Ltd would now seemingly have two options at hand. A trip to VCAT may be on the cards as could be a new planning application that better addresses the concerns outlined by City of Melbourne.
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1-5 Queen Street rejected by City of Melbourne

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

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Walking through the back streets of Fitzroy not all that long ago with camera in tow, the visit provided an opportunity to observe the healthy number of apartment developments currently under construction. With most in the vicinity of Brunswick Street, a question sprung to mind; is Fitzroy losing its fine grain character due to the increasing number of apartment developments subsuming prime and/or historic sites?

Naturally my perspective is slanted toward built form and street level character, whereas the average visitor to the area would not in all likelihood spend the majority of their time on Brunswick Street thinking along the same lines as me. That the Brunswick Street nightlife, entertainment and fashion strip has to date been spared from development is perhaps the critical point to consider.

Very few apartment developments of any note have found themselves holding prime Brunswick Street frontage in recent times. Apartments.com.au's project database shows the only current project as <a href="/new-apartments/fitzroy-vic-3065">422 Brunswick Street</a> which is seeking approval. City of Yarra's Planning Register shows the proponents of 422 Brunswick Street as still striving for approval after two years in planning..make of that what you will.

So interest moves to the back streets where the real action is happening. Do current Fitzroy apartment developments mimic those of other suburbs, or are they truly reflective of the unique surrounds?

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image23.jpg" rel="gallery-all" title="Currently under construction in Fitzroy"><img alt="" class="image-article-full-width-580px" height="304" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image23.jpg?itok=uJ2tXp8m" title="Currently under construction in Fitzroy" width="580"></a>

<figcaption>Currently under construction in Fitzroy</figcaption></figure>Clockwise above are <a href="/buildings/nojo-45-rose-street-fitzroy">Nojo,</a> <a href="/buildings/bespoke-fitzroy-81-argyle-street-fitzroy">Bespoke</a>, <a href="/buildings/district-160-argyle-street-fitzroy">District</a>, <a href="/buildings/george-corner-377-george-street-fitzroy">George Corner</a> and <a href="/buildings/miya-37-kerr-street-fitzroy">Miya</a>. What do that have in common aside from being under construction? They're all small to medium sized developments that have design character, which introduces a fresh dynamic to their surrounds.

The key with Fitzroy is minimising impact; small is good! There are 21 current Fitzroy listings in our project database and all are demure in size but generally highly design competent. Development of this scale certainly doesn't detract from Fitzroy's existing urban character given they are well designed, small-scale developments essentially surrounded by masses of existing, dated buildings of a similar scale.

There is one notable exception though. NKYA was complete over an entire Fitzroy block during 2011, with project architect Ivan Rijavec providing a <a href="/expert-insights/buying/ivan-rijavec-on-a-question-of-urban-character">spirited description</a> of both building and surrounds on Apartments.com.au during 2013. While it has many varying facade elements to break its mass, NKYA for many represents the overdevelopment of Fitzroy. I appreciate the nuances of the design, but I'm not a fan of its scale and imposition upon surrounding streetscapes.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image32.jpg" rel="gallery-all" title="The next crop of Fitzroy projects"><img alt="" class="image-article-full-width-580px" height="261" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image32.jpg?itok=bQh-PW3m" title="The next crop of Fitzroy projects" width="580"></a>

<figcaption>The next crop of Fitzroy projects</figcaption></figure>Looking ahead the Fitzroy development pipeline is also laden with residential projects that fit the bill, as seen above with five diversely designed projects highlighted. Yet for mine the best is Room 11's recent scheme for the corner of Spring Street and Argyle Street. While the below image depicts the original design, a current resubmitted planning application has just completed it's public advertising period with City of Yarra.

Maintaining the eclectic nature of the area's built form is key to maintaining and dare I say enhancing the area's intrinsic character, otherwise Fitzroy would forever remain a museum showpiece. Room 11 have devised four visually distinct buildings in scale with their surrounds, plus the retention of historic facades to both frontages; this is solid design befitting the area!

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/hero-day_edit.jpg" rel="gallery-all" title="The initial proposal for Argyle &amp; Spring. Image courtesy Room 11 "><img alt="" class="image-article-full-width-580px" height="362" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/hero-day_edit.jpg?itok=AiQt6TwN" title="The initial proposal for Argyle &amp; Spring. Image courtesy Room 11 " width="580"></a>

<figcaption>The initial proposal for Argyle &amp; Spring. Image courtesy Room 11</figcaption></figure><blockquote>
Celebrating the fine grain of Fitzroy with simple, abstracted forms, four distinct mini towers are proposed rather than a single monolithic “wedding cake”.

The project seeks to amplify the fine grain nature of the site and surrounds and provide density which does not impact internal or surrounding amenity. The development sits between infill and landmark – a hybrid condition which is clearly defined via the breakup of the building into distinct blocks separated by ‘lane way’ voids.

These voids increase the ability to provide a greater internal amenity and allow the continuation of the fine grain found throughout the area. Utilising existing buildings on site and the vacant corner, we celebrate the fine grain of Fitzroy with simple, abstracted forms, Four distinct mini towers, rather than a single monolithic “wedding cake”.
<cite><a href="http://room11.com.au/projects/fitzroy-apartments/">Fitzroy Apartments, Room 11 website</a></cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_0103.jpg" rel="gallery-all" title="Tower cranes numbers are on the rise in Fitzroy"><img alt="" class="image-article-full-width-580px" height="256" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_0103.jpg?itok=CVqSlOI8" title="Tower cranes numbers are on the rise in Fitzroy" width="580"></a>

<figcaption>Tower cranes numbers are on the rise in Fitzroy</figcaption></figure>When you tend to walk about a certain area for a long enough period, changes to an area's feel and composition become quite discernable. Does Fitzroy's existing built form and character suffer with the introduction of the new in recent years? I'd contend no it does not.

In fact I'd assert Fitzroy in many ways leads all other areas of Melbourne in terms of progressive, appropriate apartment design. City of Yarra look to have done a solid job of overseeing the gradual implementation of many new a apartment project in Fitzroy, with retention of local character to the forefront.

Small and varied, this 'mosquito squadron' of contemporary development is bringing a new dynamic to Fitzroy's back streets without compromising the abundant character that has been created over many decades.
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Is Fitzroy losing its built form character to apartment development?

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Separate developers with adjoining sites have joined forces to lodge dual planning applications which seek to add 342 new apartments into South Melbourne, whilst also delivering a healthy amount of street level activation. In a sign that Lintime Pty Ltd and Round Bay Pty Ltd have aligned their efforts, both applications were lodged simultaneously during September 2014.

Further, both prospective towers carry the same project team headed by architecture practice Elenberg Fraser, where successful elements from recent designs look to be present in both 28-32 Albert Road and 13-21 Palmerston Crescent. Features for both proposals are outlined below.

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%">
<thead><tr>
<th>28-32 Albert Road (Lintime PTY LTD)</th>
			<th>13-21 Palmerston Crescent (Round Bay PTY LTD)</th>
		</tr></thead>
<tbody>
<tr>
<td>Currently a five level commercial block</td>
			<td>Current multi-level car park</td>
		</tr>
<tr>
<td>Submitted September 2014</td>
			<td>Submitted September 2014</td>
		</tr>
<tr>
<td>19 levels at 65 metres</td>
			<td>19 levels at 65 metres</td>
		</tr>
<tr>
<td>GFA: 12,829sqm</td>
			<td>GFA: 23,326sqm</td>
		</tr>
<tr>
<td>146 apartments (78*1 + 68*2)</td>
			<td>196 apartments (80*1 + 116*2)</td>
		</tr>
<tr>
<td>128 car spaces &amp; 51 bicycle bays</td>
			<td>256 car spaces &amp; 269 bicycle bays</td>
		</tr>
<tr>
<td>Two cafe/food outlets at ground level</td>
			<td>Gym, shop and cafe/food at ground level</td>
		</tr>
<tr>
<td>Rooftop communal facilities</td>
			<td> </td>
		</tr>
</tbody>
</table>
<h2>Up close and personal</h2>

<iframe frameborder="0" height="450" src="https://www.google.com/maps/embed?pb=!1m14!1m8!1m3!1d3967.6483847031477!2d144.97125699999998!3d-37.83357!3m2!1i1024!2i768!4f13.1!3m3!1m2!1s0x6ad642a81a486a9b%3A0x95f5f6c71a8b1e60!2s32%2F28-32+Albert+Rd%2C+South+Melbourne+VIC+3205!5e1!3m2!1sen!2sau!4v1422746677516" style="border:0" width="100%"></iframe>

The Google aerial perspective above provides context as to site orientation and the immediacy that both sites maintain, which essentially are only separated by a service laneway. South-facing 28-32 Albert Road sits on approximately half the site area of 13-21 Palmerston Crescent and is nestled against the recently completed 28 level Albert Tower.

Conversely 13-21 Palmerston Crescent carries 1,722sqm of site area and with nearly double the Gross Floor Area of 28-32 Albert Road has a larger number of apartments included. This is evidenced by the number of different apartment types offered in each project, where 28-32 Albert Road holds eight types to 13-21 Palmerston Crescent's 16; all of which are variations of one or two bedroom dwellings.

<h2>Common passage</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image24.jpg" rel="gallery-all" title="28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="310" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image24.jpg?itok=rH2i9auC" title="28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser" width="580"></a>

<figcaption>28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser</figcaption></figure>Key to both parties collaboration is the delivery of a seamless mid block pedestrian thoroughfare running the eastern boundary of both sites. As outlined within the planning documents, this enhancement to the public realm and implementation of a key planning policy is only made possible by both parties working in unison.

Four food and drink outlets, one retail space, a gym and separate residential lounges will front the pedestrian thoroughfare which is topped with a glazed canopy, whilst services and vehicle entry points for both proposals will be pushed to the western boundaries. Key to the northern portion of the thoroughfare is a green vertical wall consisting of pre grown native plant panels embedded with glass features and serviced by a hydroponic watering system drawing upon captured runoff water.

The provision of artworks and a rain garden fronting Palmerston Crescent will round out the street level amenity.

<h2>External expression and privacy</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_2961.jpg" rel="gallery-all" title="13-21 Palmerston Crescent with fritted facade. Image courtesy elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_2961.jpg?itok=HE4qKt4D" title="13-21 Palmerston Crescent with fritted facade. Image courtesy elenberg Fraser" width="580"></a>

<figcaption>13-21 Palmerston Crescent with fritted facade. Image courtesy Elenberg Fraser</figcaption></figure>The elliptical form of 28-32 Albert Road will be dominated by a green/bronze glazing and punctuated by dark perforated steel panels and anodised aluminium. Conversely 13-21 Palmeston Crescent (seen above) will for the most carry pinkish gold, light bronze and bronze glazing as described within the materials schedule.

Elenberg Fraser have described the undulating 13-21 Palmeston Crescent as having taken its lead from natural rock formations which have been carved and manipulated bu the natural flow of water. The fluid design does hold an important feature; graded ceramic frit facing the neighbouring 28-32 Albert Road which will serve as a privacy screen between both developments.

City of Port Phillip have requested further information for both projects, with a planning decision likely mid to late 2015.

<h2>South Melbourne project team</h2>

<ul>
<li>Architect: Elenberg Fraser</li>
	<li>Town Planner: Planning &amp; Property Partners Pty Ltd</li>
	<li>ESD: GIW</li>
	<li>Building Surveyor: Gardener Group</li>
	<li>Traffic: Traffic Group</li>
	<li>Waste: Leigh Design</li>
	<li>Services: ADP Consulting</li>
	<li>Landscape Consultant: 360</li>
	<li>Wind Consultant: Vipac</li>
	<li>Land Surveyor: SMEC Consultant Group</li>
</ul>
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Planning for a South Melbourne double dose?

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.

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"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.

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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."

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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.

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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."

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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."

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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.

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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.

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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.

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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."

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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."

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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.

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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.

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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.

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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.

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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;

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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."

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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.

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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.

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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."

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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.

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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."

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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."

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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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