The residential transformation of St Kilda Road is set to continue into with more new apartment plans for the sought-after boulevard.

Wing Tai Asia has lodged plans for a major residential tower at 464-466 St Kilda Road, replacing the former VACC House with an 18-storey mixed-use development designed around a retained heritage podium and a sculpted contemporary tower.

The proposal, prepared under Victoria’s Significant Residential Development with Affordable Housing pathway, would deliver 325 apartments and ground-floor retail across the prominent 4,653 sqm boulevard site in Melbourne’s St Kilda Road North Precinct.

The project centres on the adaptive reuse of the site’s heritage-listed VACC Building, an eight-storey office designed by Bernard Evans that has occupied the address for decades. Planning documents state the development would involve “carefully dismantling and conserving off-site the original metal fabric of the podium visible from St Kilda Road,” before reinstating it as the defining frontage of the new scheme.

Above the restored podium, Wing Tai is proposing a curvilinear residential tower. The scheme includes 172 one-bedroom apartments, 63 two-bedroom apartments, 66 three-bedroom apartments, and 24 four-bedroom apartments, alongside two ground-floor food and beverage tenancies fronting St Kilda Road.

The tower has been designed with substantial articulation and variable setbacks to minimise perceived bulk and maintain view corridors along the boulevard. Urbis, which prepared the planning report, said the design “has been significantly articulated through a curvilinear design” with “an interplay with materials, façade expression and depth” to create visual separation and visual interest.

The proposal also includes 254 basement car spaces, landscaped pedestrian links connecting St Kilda Road and Queens Lane, and a biophilic landscape strategy featuring canopy trees, raised planters, cascading greenery and a glass oculus pool overlooking the eastern frontage.

Planning documents confirm the $270.1 million development will contribute 3 per cent of project costs to the Social Housing Growth Fund as part of the application process.

Wing Tai acquired the St Kilda Road property in 2018 alongside Abacus Property Group for $95.38 million, before later consolidating ownership of the site. The property previously served as the Victorian Automobile Chamber of Commerce headquarters for around 60 years.

The transformation of the St Kilda Rd boulevard is already beginning to materialise, with a number of high-profile projects recently completed, launched, or approaching launch as developers continue to back the long-term appeal of the precinct.

Among the most notable recent completions is Louise by Samuel Property Group, just off the strip on Queens Lane, the same pocket Hirsch &amp; Faigen recently launched The Queensbury. Mirvac is too on the same street with The Albertine, which is approaching completion.

Dexus recently secured approval for its slice of St Kilda Road, while Gurner also has approved plans for the precinct.

Joel Robinson

Wing Tai unveils 325-apartment St Kilda Road tower on former VACC House site

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
</section>
</section>

[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Apartments

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A rush of planning applications either side of the festive break are cumulatively seeking to add to South Melbourne's robust development scene, with four major apartment projects lodged.

City of Port Phillip will now assess the respective merits of the fresh applications, along with a handful of other noteworthy towers already at planning that when combined, would provide the popular suburb with thousands of new apartments.

Most recent to planning was 9-13 Park Street, landing with Council in the new year. The current low-rise commercial complex spanning the site is expected to make way for a multi-storey apartment building.

The arrival of 9-13 Park Street follows on from December's lodgement of plans for the adjoining 5-7 Park Street, with that application landing at Council four days prior to Christmas. Located next to Sol Sapir-designed Hallmark which spans 19 levels and includes 155 apartments, the prime 5-7 Park Street plot is currently occupied by a nondescript house that is home to brothel Cherry Blossoms.

Expected to replace the venue is a 20 storey mixed-use building set above basement car parking.

<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/image39_4.jpg" rel="gallery-all" title="5-7 Park Street's days look to be numbered. Image: Google"><img alt="" class="image-article-full-width-580px" height="349" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image39_4.jpg?itok=ylawX-Ur" title="5-7 Park Street's days look to be numbered. Image: Google" width="580"></a>

<figcaption>5-7 Park Street's days look to be numbered. Image: Google</figcaption></figure>41-49 Bank Street also entered planning last month, with developer Guangdong Carrington Real Estate Group seeking the right to deliver a 19 level residential tower comprising 174 apartments.

Having secured the 1,441sqm site during late 2015 for over $15 million, Guangdong elected not to proceed with an approved scheme which at a point was known as Aero Apartments during its failed marketing campaign.

Rounding out the quartet is 1-13 Cobden Street which has been subject to development overtones for some years. Agent Lemon Baxter handled the site's sale during 2014, with the plot now subject to a mixed use building containing 229 dwellings and retail spaces at ground level.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image38_7.jpg" rel="gallery-all" title="Artisan Architects' revised design for 200-204 Wells Street."><img alt="" class="image-article-full-width-580px" height="648" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image38_7.jpg?itok=-efyGqcT" title="Artisan Architects' revised design for 200-204 Wells Street." width="580"></a>

<figcaption>Artisan Architects' revised design for 200-204 Wells Street.</figcaption></figure>With this South Melbourne pocket underpinned by Park Street and Albert Road perennially popular with developers and soon to boast its <a href="http://metrotunnel.vic.gov.au/locations/domain">own metro station</a>, Apartments.com.au is tracking 7 additional projects with 14 levels and above in the immediate area.

Projects that have yet to reach a planning outcome, or have yet to begin construction include Australian Unity's <a href="/buildings/the-grace-114-130-albert-road-south-melbourne">114-130 Albert Road</a>, Milbex's <a href="/buildings/park-ave-39-park-street-south-melbourne">37-43 Park Street</a>, <a href="/new-apartments/south-melbourne-vic-3205">Niche at 33 Park Street</a>, the combined <a href="/new-apartments/13-21-palmerston-crescent-south-melbourne">13-21 Palmerston Crescent</a> / <a href="/new-apartments/first-light-28-albert-road-south-melbourne">28-32 Albert Road</a> and <a href="/buildings/200-204-wells-street-south-melbourne">200-204 Wells Street</a>.

The latter, seen above, is a recent candidate for approval and consists of an Artisan Architects-designed 20 level tower with 201 apartments.

Set on a 1,543sqm plot, the scheme for 15 Park Street Pty Ltd includes 75 single and 126 dual bedroom apartments.

Lead image: Bob Mical, Flickr
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silvermb

South Melbourne a magnet for new residential tower applications

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PACE Development Group has rounded out a successful 2016 by unveiling 181 Fitzroy Street. Residents will this week begin moving in to the freshly completed residential project which may just contain the best views of any apartment project in Melbourne.

181 Fitzroy Street spans 10 levels and includes 151 one, two and three bedroom apartments. Designed by SJB, the project has achieved an average energy rating of 7.2 and in an Australian first, PACE has partnered with Origin Energy to provide an integrated energy outcome across the project, featuring solar, EV charger and a communal PHEV (plug in hybrid vehicle) solutions.

The result is substantial energy savings and the generation of power that will, in part, illuminate the project's common areas.

<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/image250.jpg" rel="gallery-all" title="181 Fitzroy Street upon completion. Image: PACE"><img alt="" class="image-article-full-width-580px" height="406" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image250.jpg?itok=KYKBhwTL" title="181 Fitzroy Street upon completion. Image: PACE" width="580"></a>

<figcaption>181 Fitzroy Street upon completion. Image: PACE</figcaption></figure>181 Fitzroy Street is PACE's latest project in the pocket surrounding the ever popular St Kilda Junction, with recent completions nearby including Allure, Henry Windsor, George Windsor and The Icon which has made a name for itself as one of Melbourne's most unique buildings.

With final touches applied over the weekend, residents can now begin to enjoy the impressive views, with all north facing apartments and the top floor communal area aligning with Albert Park and Lake, Southbank and the CBD beyond.

<h2>What they say</h2>

<blockquote>
The settlement of 181 Fitzroy, which was sold primarily to the local market (83.5%), marks the end of PACE’s most successful year to date.

Despite murmurings of a downturn in the market, 2016 has been incredibly successful year for PACE with 86 at Archer settled in May, 48 settled at George Windsor in October, 86 at Brunswick sold-out in 7 months, Northcote 75% sold in 4 months, Doncaster East selling well and now the completion of 151 luxury apartments at 181 Fitzroy Street, St Kilda.

For 181, the immaculate architectural work of SJB is complimented by the expert hand of interior designer, Sue Carr whose impeccable eye has touched upon every internal element at 181 Fitzroy Street, bringing a level of refinement to the project, reminiscent of the finest contemporary European hotels.

Having undergone an extremely smooth settlement &amp; valuations process, with 95% of apartments valued at or above purchase price, the settlement of the project marks an appropriate end to 2016 for PACE and aptly sets the tone for what is expected to be an even stronger 2017.
<cite>Shane Wilkinson, Managing Director, PACE Development Group</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/image256.jpg" rel="gallery-all" title="Top floor terrace, infinity pool and views. Image: PACE"><img alt="" class="image-article-full-width-580px" height="155" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image256.jpg?itok=26CrkbLa" title="Top floor terrace, infinity pool and views. Image: PACE" width="580"></a>

<figcaption>Top floor terrace, infinity pool and views. Image: PACE</figcaption></figure>And PACE's <a href="/developments">2017's pipeline</a> is evident within the Apartments.com.au Project Database.

Yesterday, <a href="/buildings/pace-of-northcote-5-beavers-road-northcote">Pace of Northcote</a>'s tower crane was erected; it joins <a href="/buildings/ode-16-grey-street-st-kilda">Ode</a> and 808 Sydney Road at construction, with the latter currently seeing the commencement of piling works onsite. Together these three projects will see roughly 240 additional dwellings added to PACE's development portfolio.

<a href="/buildings/pace-of-doncaster-east-3-mitchell-street-doncaster-east">Pace of Doncaster East</a> is also at sales, having begun its campaign recently. Included within the project are 82 apartments split between one, two and three-bedroom options.

City of Yarra is set to host PACE's next wave of apartment developments. <a href="/buildings/pace-of-collingwood-75-wellington-street-collingwood">73-77 Wellington Street</a> will see a display suite take shape shortly, following on from the project's approval. The remaining project on PACE's immediate agenda and the only project of theirs currently at planning is <a href="/buildings/pace-of-abbotsford-247-johnston-street-abbotsford">247-249 Johnston Street, Abbotsford</a>.

Spanning 13 levels, the project may net PACE another 148 apartments set behind the historic St. Crispin House facade.

<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/image259.jpg" rel="gallery-all" title="A selection of upcoming PACE projects"><img alt="" class="image-article-full-width-580px" height="340" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image259.jpg?itok=y1h8rbSZ" title="A selection of upcoming PACE projects" width="580"></a>

<figcaption>A selection of upcoming PACE projects</figcaption></figure>
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181 Fitzroy Street rounds out 2016 as PACE shapes up for an active 2017

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Art Deco apartments retain an aura of charm in our streetscape, according to Secret Agent’s latest bulletin.
This continues to get stronger as time goes by and as more modern apartments are built.
As one of the most scarce and precious of apartment types, what is their true value?
Out of the 1,276 apartments in our latest index, only 91 resales were Art Deco.
These are the most expensive type of apartments at $9,651 per square metre.
It is well ahead of brick apartments from the 60s to 80s ($8,672/sqm), post-90s developments ($8,599/ sqm) and even warehouse conversions ($8,517/sqm).
It is clear that buyers place a high value on Art Deco apartments.
If you’re looking to buy an Art Deco apartment in a specific region of inner Melbourne, you’ll find most resales tend to occur in Melbourne CBD.
It also occurs in the inner East (East Melbourne, Hawthorn, Prahran, South Yarra).
Table 1 summarises the price per square metre rates for Art Deco apartments in Melbourne according to the number of bedrooms, compared to the average of apartments across inner Melbourne.
<a href="https://www.propertyobserver.com.au/images/2016/11/24/Table%201.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2016/11/24/Table%201.jpg" alt="">
Table 2 shows the differences in size (sqm) between Art Deco and general apartments in inner Melbourne.
<a href="https://www.propertyobserver.com.au/images/2016/11/24/Table%202.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2016/11/24/Table%202.jpg" alt="">
"East Melbourne is home to some of the most expensive apartments (second to Albert Park, though the former has more frequent sales), as we've established from our overall price per square metre index," the bulletin stated.
There is no exception with Art Deco apartments in East Melbourne and they are far more costly on average at $12,878 per square metre.
A significant number of period apartment resales occur within Melbourne CBD, making up a third of the total Art Deco units recorded.
These are much more affordable than their neighbouring East Melbourne equivalents, with differences
in price ranging from $2,600 per square metre less for the common 2 bedroom units to almost $7,000 per square metre less for rare 4 bedroom apartments.
The lower cost of property in the CBD is partly due to the significant number of new developments taking place, blocking out views and sunlight in many older, smaller buildings.
While older style apartments are known to be more spacious than new developments, they aren’t too far ahead of the average.
In fact, warehouse conversions are the biggest apartment type, having 30% more floor space on average.
1 bedroom Art Deco apartments (56sqm) are about 20% bigger than average (47sqm), while 2 bedroom units are only marginally more spacious, with a 5sqm advantage.
Older style 3 bedroom apartments (119sqm) are comparable to the average (121sqm). The rare 4 bedroom unit (214sqm) is slightly larger than average (203sqm).
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j.ballantyne1990-6AQqhLzZaK

Art deco apartments are the most expensive in Melbourne

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Melbourne apartments remain at the peak of the market for Herron Todd White's December Property Clock for units. 
Apartments were at peak in November.
According to HTW the Melbourne apartment market continues to be viewed with caution, with the median unit price falling from $460,000 in December last year to $435,000 by the end of October 2016 (Source: REA Group Ltd, 2016).
<a href="/images/2016/12/05/Screen%20Shot%202016-12-05%20at%201.57.12%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/12/05/Screen%20Shot%202016-12-05%20at%201.57.12%20PM.png" alt="">
"One main contributor to the falling demand for apartments is the decreasing rate of lending to foreign investors, as the major banks have tightened lending to international purchasers," HTW said.
"Another factor is the continuing increase in supply of apartment stock in the city, with complexes such as Melbourne One, EQ Tower, 888 Collins Street and Platinum complete or beginning the settlement process at the time of writing. This ts with what we predicted at the start of the year, with concerns about oversupply and building regulations still casting a shadow over the apartment market.
"While the Melbourne CBD and Docklands might appear to grab the apartment oversupply headlines, many suburbs in the inner north west of Melbourne have also seen large volumes of completions during 2016. We referenced concerns of excessive supply in suburbs such as North Melbourne, West Melbourne, Moonee Ponds, Ascot Vale and Essendon in our February 2016 predictions and it would appear that this caution was warranted.
"The September 2016 quarter has seen falls in unit median prices across multiple suburbs. In North Melbourne, the median unit price fell 10.7 percent to $518,000 while in West Melbourne, the median fell by an even greater 17.6 percent to $482,000.
"In Moonee Ponds, the median unit price fell 13.8 percent to $535,500, while in Ascot Vale the median fell further by 26.6 percent to $455,000.
"Of the suburbs we referenced, only Essendon has seen a rise in the median unit price of 18.8 percent to $547,000 over the same period (Source: REIV, November 2016).
"Vacancy rates appear to be impacted by the increased volume of apartments. In North Melbourne, the rental vacancy rate is 5.02 percent and is 5.24 percent in West Melbourne (Source: Real Estate Investor, 2016) compared to an average of 3 percent for inner suburbs up to four kilometres from the CBD (Source: REIV, September 2016).
"These higher vacancy rates – over twice the market equilibrium of 2.5 percent - underpin the relative weakness of the unit market in these suburbs."
 
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jonathanchancellor-7SQnKwU6yx

Melbourne apartments at price peak: December 2016 HTW Property Clock

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Taouk Architects may be preparing the latest entrant into Box Hill's flourishing apartment tower scene.

The expanding architecture firm is running with detailed images of a substantial residential tower at 34-36 Prospect Street. Whether or not the images form part of a package that will head to planning remains to be seen, but their emergence further reinforces Box Hill's apartment tower credentials.

Currently 34-36 Prospect Street is a nondescript two level office building that is leased to migrant help agency AMES Australia. Knight Frank handled the 1,208sqm plot's sale during 2015, with part of the sales pitch noting that the AMES Australia lease would expire mid 2017, without the prospect of extension.

Listed as a current project, Taouk Architects' scheme involves a 28 storey tower, consisting predominantly of apartments.

<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/image185_0.jpg" rel="gallery-all" title="A prospect on Prospect. Image: Taouk Architects"><img alt="" class="image-article-full-width-580px" height="476" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image185_0.jpg?itok=gEyWWOoB" title="A prospect on Prospect. Image: Taouk Architects" width="580"></a>

<figcaption>A prospect on Prospect. Image: Taouk Architects</figcaption></figure>Tucked in behind Whitehorse Road, Prospect Street has yet to see apartment development, unlike many other parts of Box Hill's central spine.

A development yardstick for the area comes in the shape of the nearby 9-11 Prospect Street; the approved Artisan Architects-designed tower over 25 levels includes 187 apartments, with commercial and retail spaces in tow. 9-11 Prospect Street is now being marketed by Savills as a prime development site ready to go. 

Should 34-36 Prospect Street head to planning, it will likely be joined by 13 Prospect Street &amp; 31-35 Prospect Street in due course. Both sites were offered for sale during 2016, with the expectation that both will become multi-level residential developments.

<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/image182_0.jpg" rel="gallery-all" title="Savills are marketing 9-11 Prospect Street"><img alt="" class="image-article-full-width-580px" height="344" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image182_0.jpg?itok=5onANjJd" title="Savills are marketing 9-11 Prospect Street" width="580"></a>

<figcaption>Savills are marketing 9-11 Prospect Street</figcaption></figure>In other news on the Hill, one of suburban Melbourne's tallest towers is preparing to break ground.

Sky One Box Hill's site is clear, with piling set to commence on the 122.8 metre tower created by DKO Architecture; at that height it will become Box Hill's tallest tower, usurping Whitehorse Towers which is also currently under construction.

Last week a ground breaking ceremony was held onsite for Sky One Box Hill, which upon completion will include 438 apartments and amenities such as landscaped gardens, a pool, gym, spa, sauna, yoga studio and lounges.

The tower itself will emerge above ground well into 2017, following the site retention and excavation works for a substantial seven level basement.

<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/image187_2.jpg" rel="gallery-all" title="Sky One Box Hill is prepped for construction"><img alt="" class="image-article-full-width-580px" height="317" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image187_2.jpg?itok=qaDYgaqN" title="Sky One Box Hill is prepped for construction" width="580"></a>

<figcaption>Sky One Box Hill is prepped for construction</figcaption></figure>
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Is this Box Hill's next big tower?

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Vicinity Centres, operator of The Glen, gained a decisive win last week with City of Monash deciding to issue a Notice of Decision that will allow the operator to considerably boost the number of apartments it has planned as part of its wide-ranging redevelopment of the Glen Waverley shopping complex.

Subject to a number of conditions, the latest version of The Glen's pending $500 million overhaul will see apartment numbers rise from 427 to 539. Post approval of the previously intended redevelopment, Vicinity Centres went back to planning, introducing the proposed amendments during August.

NH Architecture remains the project's principal design driver, with UNStudio also present across planning documents, suggesting that the international design studio has played a part in the design evolution of the project.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image217_0.jpg" rel="gallery-all" title="The Glen's new perspective. Planning images: NH Architecture"><img alt="" class="image-article-full-width-580px" height="318" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image217_0.jpg?itok=JBKcJhEr" title="The Glen's new perspective. Planning images: NH Architecture" width="580"></a>

<figcaption>The Glen's new perspective. Planning images: NH Architecture</figcaption></figure>Expected changes to the centre's facade now sees a layered new skin consisting primarily of aluminium finishes, with the three residential towers also changing their configuration markedly.

The tallest 'Signature Tower' which was initially at 76.51 metres has lost five levels to better meet Council expectations regarding height. The 'Kingsway Axial Building' remains at 13 levels while the 'Urban Building' has been approved at 12 levels, and with considerably increased girth.

The wash up now sees Vicinity Centres able to add 539 apartments across the three approved towers, with configurations including 155 x 1 bedroom apartments, 357 x 2 bedroom apartments, 22 x 3 bedroom apartments and 5 x 4 bedroom penthouses which will crown the 'Signature Tower'.

Included within the revamped centre will be a net total retail floor space of 73,024sqm and 3,540 retail car spaces, plus 674 new spaces devoted to residential and residential visitor use.

<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/image214_0.jpg" rel="gallery-all" title="The Glen's proposed Square and Pavilion. Planning image: NH Architecture"><img alt="" class="image-article-full-width-580px" height="218" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image214_0.jpg?itok=c0IgN_KQ" title="The Glen's proposed Square and Pavilion. Planning image: NH Architecture" width="580"></a>

<figcaption>The Glen's proposed Square and Pavilion. Planning image: NH Architecture</figcaption></figure>Future residents will also have access to 2,700sqm of dedicated communal open space across the southern aspect of the complex.

The Glen's forthcoming development will also strive to add a degree of placemaking by way of a new public square and pavilion that will dominate the corner of Snedden Drive and O'Sullivan Road.

City of Monash have in recent times made a conscious effort to encourage Glen Waverley's various developments to provide an active and engaging street level outcome. The Glen's public square will eventually sit opposite the new 15 level <a href="/buildings/galleria-glen-waverley-52-osullivan-road-glen-waverley">Galleria</a> apartment development with its active frontages, while Council is also pursuing a redevelopment of the Glen Waverley Central Car Park site.

It in time is likely to feature a new library and community hub, expanses of green public space and a variety of predominantly residential towers, in line with Council's vision for a revamped heart of Glen Waverley.
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The Glen redevelopment grows further with more apartments approved

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Melbourne is in for another dose of Zaha Hadid Architects.

After the renowned London-based design practice achieved approval for their <a href="/buildings/582-606-collins-street-melbourne">first Melbourne project</a> earlier in the year, developer UEM Sunrise has chosen the firm to spearhead their pending residential redevelopment of the former Victoria Police building at 412 St Kilda Road. The Mayfair as it has been dubbed, will be positioned as one of Melbourne's premier residential addresses.

City of Port Phillip gave approval for the building's rejuvenation earlier this year, although UEM Sunrise in the interim instigated an international design competition in order to attain a "higher standard of design excellence" for their third Melbourne project.

Elenberg Fraser will act as the project's local executive architect.

<h2>412 St Kilda Road 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/image175_0.jpg" rel="gallery-all" title="Artist's impression of The Mayfair. Planning image: ZHA"><img alt="" class="image-article-full-width-580px" height="400" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image175_0.jpg?itok=MYHpWu_h" title="Artist's impression of The Mayfair. Planning image: ZHA" width="580"></a>

<figcaption>Artist's impression of The Mayfair. Planning image: ZHA</figcaption></figure><ul>
<li>Site area: 1,567sqm</li>
	<li>Onsite building completed in 1984</li>
	<li>21 levels above ground at 64 metres tall</li>
	<li>Scheme approved during early 2016 included 182 apartments</li>
	<li>Zaha Hadid Architects design involves158 apartments: 28 x 1BR, 102 x 2BR, 28 x 3BR</li>
	<li>209 car parking spaces and 101 bicycle bays within a nine level basement</li>
	<li>One 62 seat restaurant and one 136sqm cafe</li>
	<li>Ground floor library and lounge plus rooftop amenities area</li>
</ul>
<blockquote>
This application seeks amend that permit to enable removal of the existing building and thereafter, the construction of a new multi-storey residential building in place of and no higher than the existing building. It represents a change in philosophy and approach to the site’s redevelopment; one which seeks to elevate standard of new development from high quality to exemplar.

Ultimately, this proposal represents a further evolution of the existing approval, into a development that will deliver a level of design excellence worthy of its location on Melbourne’s premier Boulevard.
<cite>Zaha Hadid Architects</cite>
</blockquote>

Externally, The Mayfair takes its design cues in the form of crashing waves and the Lorenz attractor; a mathematical system that when plotted resembles a figure eight or butterfly. Flowing lines aside, open balconies replace enclosed wintergardens under the previously approved scheme. The newly submitted proposal is a demolish and build, as opposed to a refit of the existing structure.

Double glazed window systems will sit between each floor, while metal cladding providing the exterior with its shapely appearance.

<h2>What they say</h2>

<blockquote>
The world’s most liveable city remains a key focus for UEM Sunrise. 412 St Kilda Rd reinforces our longstanding commitment to delivering living spaces that resonate with the rich Melbourne culture, following the successful sales of our first two projects in Melbourne – Aurora Melbourne Central and Conservatory.

As with all our projects, we are crafting a luxury apartment offering that will appeal to the most discerning buyer.
<cite>Anwar Syahrin Abdul Ajib, Managing Director / Chief Executive Officer, UEM Sunrise</cite>
</blockquote>

<blockquote>
Engaging Zaha Hadid Architects and Elenberg Fraser for the design of 412 St Kilda Rd will add a legacy building to both St Kilda Road and Melbourne’s skyline that is unmatched by other developments.

412 St Kilda Rd will not only have a unique exterior along one of Melbourne’s grandest boulevards, but will contribute to the activation of St Kilda Road and Bowen Crescent through the creation of a new café and restaurant with direct access from the street level. Furthermore, the development’s location provides direct access to Domain Interchange and the forthcoming Domain station of Melbourne Metro Rail, transporting residents into the CBD and Melbourne’s south.
<cite>Raymond Cheah, Chief Operating Officer (Commercial), UEM Sunrise</cite>
</blockquote>

<blockquote>
We’re extremely thrilled to be working on our first project with City of Port Philip Council. The architectural quality of 412 St Kilda Rd will help to solidify St Kilda Road’s identity as one of Melbourne’s grandest boulevards, increasing the prestige of the address and the surrounding neighbourhood with a sophisticated development.
<cite>Patrik Schumacher, Director, Zaha Hadid Architects</cite>
</blockquote>

<blockquote>
Located on Melbourne’s premier boulevard, 412 St Kilda Rd brings together two internationally renowned architects, Zaha Hadid Architects and Elenberg Fraser, to create a transformative living experience.

Art and design combine to create luxurious spaces, both within the building and surrounding it. UEM Sunrise’s commitment to art and design will deliver a truly unique outcome that will enrich the urban realm.
<cite>Callum Fraser, Elenberg Fraser</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/image172_1.jpg" rel="gallery-all" title="The Mayfair at ground level. Planning image: ZHA"><img alt="" class="image-article-full-width-580px" height="388" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image172_1.jpg?itok=08Xy8psI" title="The Mayfair at ground level. Planning image: ZHA" width="580"></a>

<figcaption>The Mayfair at ground level. Planning image: ZHA</figcaption></figure>Last month tenders for the construction of a dispay suite onsite for The Mayfair closed, signifying UEM Sunrise's ambitions in pushing through with the project as soon as practically possible.

To date, Zaha Hadid Architects' sole approved Melbourne project is 582-606 Collins Street. The $300 million tower for developer Landream sees 420 dwellings and 10,000sqm of office/retail space spread over 54 levels; no word has emerged as to when the Collins Street project will become reality.

Seen below right is another recent Zaha Hadid Architects design for 254-260 La Trobe Street, with Landream also behind the project. The stunning design though seems to be little more than an unrealised project.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image178_0.jpg" rel="gallery-all" title="The firm's previous Melbourne works. Images: ZHA"><img alt="" class="image-article-full-width-580px" height="361" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image178_0.jpg?itok=-j0g-Zrj" title="The firm's previous Melbourne works. Images: ZHA" width="580"></a>

<figcaption>The firm's previous Melbourne works. Images: ZHA</figcaption></figure><h2>412 St Kilda Road development team</h2>

<ul>
<li>Developer: UEM Sunrise</li>
	<li>Design Architect: Zaha Hadid Architects</li>
	<li>Local Architect: Elenberg Fraser</li>
	<li>Town Planner: SJB</li>
	<li>Structural and Civil: Webber Design</li>
	<li>Building Services: Murchie Consulting</li>
	<li>Façade Engineer: BG&amp;E</li>
	<li>Wind Engineer: MEL Consultants</li>
	<li>Traffic: Traffix</li>
	<li>Acoustic: Vipac</li>
	<li>Waste Management: Leigh Design</li>
	<li>Quantity Surveyor: WT Partnership</li>
	<li>Building surveyor: PLP</li>
	<li>Fire Engineer: Umow Lai</li>
	<li>Land Surveyor: Bosco Jonson</li>
	<li>Lighting: NDY</li>
	<li>Geotech: Golders</li>
	<li>ESD: Inhabit</li>
</ul>
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Zaha Hadid Architects land on St Kilda Road

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Apartment and unit owners in Victoria are being urged to be on the lookout for a new wave of crime aimed at the $1.2 trillion strata sector.
Recent reports have confirmed letterboxes outside apartment blocks have been targeted by criminals believed to be working for international crime syndicates, in a massive identity theft scheme.
And according to one of Australia’s largest body corporate management companies, it is a problem on a national scale.
Ace Body Corporate Management (Ace) provides body corporate management service to over 60,000 strata property lots nationwide.
They say cases observed by their team around the country, require a vigilant response from apartment and unit owners in Victoria.
Ace chief executive officer Stephen Raff said with the holidays fast approaching, we urge apartment and unit owners to do whatever they can to prevent letterboxes being broken into.
“We are about to come into a period where owners are away for days and weeks on end, leaving mail sitting in their letterboxes, and without a suitable response, the door is open for this issue to worsen.”
Letterbox theft has been a problem for years but NSW Fraud and Cybercrime Squad detectives say they have established direct links between international identity thieves and the large-scale theft of residential mail, and with several cases in hand of this being a national problem, Mr Raff urges authorities in all regions to give the issue proper attention.
“Stolen mail isn’t a new issue for property owners and police to worry about, but it’s the huge impact that identity theft can have in the digital age that should prompt swift action.”
“We put a call out for feedback within our team of body corporate managers around the country, and the response was astounding, as to the scale of the issue.”
“Managers in Melbourne’s Southbank precinct speak of ‘weekly’ occurrences of strange activities being caught on CCTV outside of their property’s mailboxes.
Team members in Perth are currently dealing with one building over 40 lots having their mailboxes secured after a recent break in and the list goes on.”
“There is no doubt in our mind that this should be priority number one for owners corporations in planning for the holiday period ahead, and we hope to see a real push towards seeing this issue investigated by police as well.”
Mr Raff says for an issue with such complicated links, the steps owners corporations can take are rather simple and being vigilant now will save the pain of crime affecting communities later.
“In terms of a plan the SAFER guidelines by Epsilon are the simplest and most effective ways for strata communities to protect their property and occupants from crime.
“Security audits, Adaptive design, Fool-proof planning, Efficient installation and Regular maintenance are the simple, affordable steps in this process and we encourage all communities to consider adopting this plan prior to the Christmas holidays.”
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Property 101: Apartment and unit owners in Victoria urged to boost securty due to email thefts

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GUEST OBSERVER
Although the Strata Schemes Development Act 2015 does not yet have a commencement date, Part 10 of the Act, the part dealing with strata renewal is the topic of much discussion. Specifically, lot owners and owners corporations have been asking what is the process for strata renewal?
Note: we use the term strata renewal for both a collective sale (lot owners agreeing to sell to a developer) and a collective redevelopment (lot owners agreeing to refurbish the building and potentially build additions).
Once Part 10 of the Act comes into effect the process is as follows:
Anyone (it does not have to be a lot owner) can give a written proposal to the owners corporation (OC) for a collective sale or redevelopment of the strata scheme. The proposal cannot be the same as, or substantially similar to, a proposal that lapsed within the previous twelve months.
The executive committee (soon to be the strata committee (SC)) must consider the proposal at a meeting no later than 30 days after it is received. There are two options at this meeting:
If the SC decides the proposal warrants further consideration it must no later than 30 days after the meeting convene a general meeting to consider the proposal.
If the SC decides the proposal is not worthy of consideration the proposal will lapse unless lot owners with at least 25% of the unit entitlements of the scheme request the proposal be considered at general meeting.
Assuming the proposal has been deemed worthy of consideration or there has been a qualified request, the OC at general meeting must decide whether the proposal warrants further consideration. This is an ordinary resolution meaning a simple majority is required to pass it.
If the OC decides the proposal is worthy of consideration it:
<ul>
<li>Must establish a strata renewal committee to prepare a strata renewal plan (ordinary resolution required);</li>
<li>Must elect members of the strata renewal committee (ordinary resolution required &amp; note there are eligibility requirements);</li>
<li>May provide the strata renewal committee with a budget to develop the proposal; and / or</li>
<li>May authorise the strata renewal committee to engage professional advisers to assist it in developing the proposal;</li>
<li>If the OC decides the proposal is not worthy of consideration it lapses.</li>
</ul>
Assuming the OC decided the proposal was worthy and elected a strata renewal committee, that committee is to prepare a strata renewal plan. The committee will operate for one year unless it is either dissolved by the OC or the OC by special resolution, votes to extend its time frame. The contents of a strata renewal plan are prescribed and include provision for compensating dissenting lot owners.
Once the committee has a strata renewal plan to its satisfaction it must put it to the OC at general meeting for approval. The OC must, by special resolution, decide whether or not to give the plan to lot owners for their consideration.
If the OC specially resolves to put the plan (or an amended plan) to lot owners for their approval:
<ul>
<li>A copy of the strata renewal plan must be provided to all lot owners within 14 days plus any information prescribed by the regulations, then</li>
<li>A minimum of 60 days after receipt of the strata renewal plan, lot owners may provide a support notice stating they support the plan. It must be signed by each owner and registered mortgagee or covenant chargee of the lot.</li>
<li>A minimum of 75% of lot owners must return a support notice (and not withdraw it) for the strata renewal plan to proceed. If the required support is not received within three months the plan lapses.</li>
</ul>
If the OC decides not to put the strata renewal plan to the lot owners then it may either:
<ul>
<li>resolve (ordinary resolution) to amend the strata renewal plan and put that plan to the lot owners instead: or</li>
<li>resolve (ordinary resolution) to return the strata renewal plan to the strata renewal committee for amendment; or</li>
<li>if it does neither and does not pass the special resolution to put the strata renewal plan to the lot owners, the plan lapses.</li>
</ul>
Assuming 75 percent of lot owners return (and do not withdraw) a valid support notice within the three month period the OC must:
<ul>
<li>provide notification to the Registrar General and each lot owner within 14 days of being advised the required support has been obtained.</li>
<li>meet and resolve to apply to the Land and Environment Court for orders to give effect to the strata renewal plan.</li>
</ul>
If the OC decides (by ordinary resolution) to apply to the Land and Environment Court the OC must provide notice of the decision to do so to all tenants within 14 days.
The Land and Environment Court must review the strata renewal plan and go through a hearing process to consider whether to make orders to give effect to it. The Act prescribes factors that the Court must consider including the relationship between the owners of lots and the purchaser or developer, steps taken in preparing the plan including whether the required notices were served, the compensation value to be paid to dissenting lot owners and the proposed distribution to supporting lot owners. Lot owners (and specified others) may file objections to the application to the Land &amp; Environment Court and be joined to the proceedings.
As you can see, even a summary shows that this is a complicated process. We recommend seeking legal advice before embarking along this path.
Also please note that compensation is problematic. If the plan is for a collective sale it must provide for each dissenting lot owner’s lot to be purchased at not less than the compensation value for the lot. If the plan is for a redevelopment it must provide for each dissenting lot owner’s lot to be purchased at not less than the compensation value of the lot.
The compensation value for a lot is based on section 55 of the Land Acquisition (Just Terms Compensation) Act 1991. This Act however primarily relates to compensating land owners for compulsory acquisition by statutory authorities which arguably has a different effect when used in valuing the lot of a dissenting owner.
The “highest and best use” which is used to determine market value of the dissenting lot owners lot would likely not be the same as the highest and best use that a developer could put that lot to. Section 55 does however allow a component for disturbance in calculating the compensation value. This is likely to include stamp duty, legal costs and relocation fees but may not include costs such as the liability from terminated leases.  We believe this will be an area that is much disputed.
If you or your scheme are potentially looking at a strata renewal program you may find the report “Renewing the Compact City” by UNSW’s City Futures Research Centre of interest. The link to the report is <a href="https://cityfutures.be.unsw.edu.au/research/projects/renewing-the-compact-city/" target="_blank">here</a>.
<div class="entry-content">
Allison Benson is legal practitioner director, Kerin Benson Lawyers and can be contacted <a href="https://kerinbensonlawyers.com.au/">here</a>.
</div>
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jchancellor-FAypfDUnLy

Property 101: Highest and best usage compensation under new NSW strata laws will be problematic

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It has arguably been a long time coming. Key suburbs across Melbourne's western region are beginning to unlock some of their development potential as a raft of new projects come to the fore.

Whether they be commercial or residential, the new projects are a sign that Melbourne's western suburbs are front and square in the collective minds of many developers.

<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/image139_1.jpg" rel="gallery-all" title="Metrowest's initial build. Image: ABD Group"><img alt="" class="image-article-full-width-580px" height="346" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image139_1.jpg?itok=b_Y7tu8C" title="Metrowest's initial build. Image: ABD Group" width="580"></a>

<figcaption>Metrowest's initial build. Image: ABD Group</figcaption></figure>The team behind Sunshine's Metrowest development have taken the project's remaining two towers back to planning with the intention of increasing the overall yield. The called for amendments to the existing planning permit and endorsed plans would see 13 and 15 storey buildings created, with a combined 229 apartments in tow; this is an increase of 76 dwellings over the approved plans.

13 retail premises covering a combined 1,040sqm and 232 car parking spaces are expected for the project which fronts Foundry Road. The revised plans see CHT Architects create dual buildings with a similar architectural expression to the initial phase, which is pictured above.

That initial phase consisted of an 8 storey building with 116 apartments, built by ABD Group.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image133_0.jpg" rel="gallery-all" title="Gray Puksand's Sunshine commercial development"><img alt="" class="image-article-full-width-580px" height="230" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image133_0.jpg?itok=i75Q5fb8" title="Gray Puksand's Sunshine commercial development" width="580"></a>

<figcaption>Gray Puksand's Sunshine commercial development</figcaption></figure>ABD Group features once more in Sunshine, having just broken ground on a new commercial building which will provide accommodation for VicRoads.

Crestwood Developments is behind the new 7 level complex at 10-14 Clarke Street and 9-13 Withers Street, which will see 7,500sqm of premium commercial space created within a total gross floor area of 13.500sqm. At a cost of $20 million, they Gray Puksand-designed complex also includes capacity for 150 vehicles.

<blockquote>
This office building was designed for Crestwood Developments to engage and excite the residents of Sunshine, whilst providing quality workspace to VicRoads.

Located on a critical axis and an island site the building was designed as an element to be viewed from all aspects. The façade is sculptural, inspired by a circuit board wrapping all sides in white precast concrete. The wrapping façade flares out to the west and east to provide a sense of openness and activity on these important frontages for pedestrian activation.
<cite>Gray Puksand</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/image136_0.jpg" rel="gallery-all" title="The Kinnears display alongside initial development imagery"><img alt="" class="image-article-full-width-580px" height="267" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image136_0.jpg?itok=UMMjA3_T" title="The Kinnears display alongside initial development imagery" width="580"></a>

<figcaption>The Kinnears display alongside initial development imagery</figcaption></figure>Also spotted in nearby Footscray is a display suite for the massive Kinnears redevelopment.

Located at 124-188 Ballarat Road Footscray, Elenberg Fraser has designed multiple towers across the sprawling land holding. The initial masterplan called for developer R&amp;F Properties to deliver approximately 1,400 apartments over various stages.

The project headed to VCAT earlier in 2016 with Maribyrnong City Council electing not to approve the company’s masterplan proposal for the 3.3 hectare site. With an imminent project launch, Kinnears will surpass Growland's <a href="/news/growland-group-readies-joseph-place-as-footscrays-next-super-project">Joseph Place</a> as the suburb's largest active apartment development.

<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/image143_0.jpg" rel="gallery-all" title="Werribee continues to garner development attention"><img alt="" class="image-article-full-width-580px" height="345" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image143_0.jpg?itok=oYjrBcCG" title="Werribee continues to garner development attention" width="580"></a>

<figcaption>Werribee continues to garner development attention</figcaption></figure>The above comes as Werribee is well on the way to backing up its intentions of becoming the CBD of Melbourne's west. Last week Wyndham City officially signed agreements to develop four separate development sites in the Werribee City Centre.

Project Delivery Agreements have been signed with The Burbank Group and Pelligra, with the latter's intended nine level commercial building already at planning. At 37-43 Cherry Street, Pelligra intend for the building to include 5,000sqm of office space and hundreds of new car parking spaces, within a building spanning 32 metres in height.

The Burbank Group on the other hand now has the ability to create multiple residential towers on key sites facing Werribee River. Towers of up to 20 levels have been envisaged.

Also on the radar for Werribee is a mixed-use project on Watton Street, with the above left image appearing on Probus Built's website. Should it come to fruition, 195 Watton Street could include 49 apartments, 40 offices and three retail spaces within a 12 level building valued at $55 million.
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