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

Joel Robinson

NAB funds $1 billion Surfers Paradise apartment development, Palmera

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

First look: Aqualand joins St Leonards apartment party

<section data-scroll-anchor="false" data-testid="conversation-turn-5" data-turn="user" data-turn-id="e65dbe94-e3b6-47f7-b62a-9cbb30c9bf79" data-turn-id-container="e65dbe94-e3b6-47f7-b62a-9cbb30c9bf79" dir="auto">Time &amp; Place’s plans to transform the former David Jones factory building in Surry Hills into a mixed-use residential precinct have gone on exhibition through the NSW Government’s In-fill Affordable Housing pathway.</section>

<section data-scroll-anchor="false" data-testid="conversation-turn-6" data-turn="assistant" data-turn-id="request-WEB:f4d533b7-64a5-413d-86fd-5c99649c2b73-2" data-turn-id-container="request-WEB:f4d533b7-64a5-413d-86fd-5c99649c2b73-2" dir="auto">
The Marlborough House proposal, lodged for the <a href="https://www.apartments.com.au/new-apartments/marlborough-house-47-97-marlborough-street-surry-hills-nsw-2010">47-97 Marlborough Street</a> site, would see the adaptive reuse of the heritage-listed warehouse building alongside the construction of new residential additions and a separate apartment building on the northern portion of the site.

The proposal seeks approval for 172 apartments across three buildings, including 15 per cent affordable housing managed by a community housing provider for at least 15 years from occupation.

<img alt="Marlborough" data-entity-type="file" data-entity-uuid="5d1d3c2a-bf13-47d6-a335-7c01102cdee1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.36%E2%80%AFAM.png?VersionId=cjMYrbR.BLUlWH4dar0RVDDo0bG.u2YT" />

Interior view from the Northern Building Penthouse overlooking the park

&nbsp;

The redevelopment is planned for the prominent 3,413 sqm site bounded by Marlborough Street, Goodlet Street and Lansdowne Street, directly opposite Eddie Ward Park and around 200 metres from the Surry Hills light rail stop.

Time &amp; Place acquired the former David Jones building in 2024, marking the first time the property had changed hands in around 50 years.

Designed by Wardle, the proposal centres around the adaptive reuse of the former David Jones factory, originally constructed between 1913 and 1935 in the Inter-War Chicagoesque architectural style.

Wardle noted in its Architectural Design Report that the building “occupies a significant place in the industrial and cultural history of Surry Hills” and at its peak was “the largest department store manufacturing facility in Australia, employing over 800 people and fuelling the growth of Sydney’s fashion and retail industries.”

The practice said the project positions itself “not as an isolated intervention, but as a contributor to the civic, social, and architectural grain of the precinct.”

The proposal would deliver 75 apartments within the retained southern heritage building, 59 apartments within the central addition, and a further 38 apartments within the new northern building fronting Lansdowne Street.

Planning documents show the scheme would comprise a mix of heritage apartments, new-build apartments, townhouses and penthouses.

<img alt="Marlborough" data-entity-type="file" data-entity-uuid="57758518-40a3-4b83-958c-d06e96a2cffa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.42%E2%80%AFAM.png?VersionId=VerlX9ST5xgBi8.1_YRsqdWTJeT6ygjs" />Interior View of the Heritage Building Apartment

The development would also include a ground-floor retail tenancy on the corner of Marlborough and Lansdowne streets, rooftop communal open space, a landscaped pedestrian link along the western edge of the site, and basement parking accessed from Lansdowne Street via a car stacker system.

&nbsp;

The scheme emerged from a competitive design process run by Urbis, with Wardle ultimately selected as the winning architect ahead of FJC Studio, TZG, Architectus and Wilkinson Eyre.

The Design Integrity Panel later described several aspects of the Wardle scheme as fundamental to the project, including “the stepped character of the new addition to the north of the site”, the landscaped western pedestrian link, and the “garden arrival” experience separating the original Marlborough House from the heritage addition.

Wardle’s design heavily references the site’s industrial and heritage history, while also responding to the surrounding Surry Hills streetscape.

The Architectural Design Report describes Surry Hills as “a finely grained neighbourhood with beautiful and expressive brickworks throughout the suburb,” with the proposal introducing a material palette intended to sit comfortably alongside the existing warehouse fabric and neighbouring terraces.

The report also outlines the project’s relationship with Eddie Ward Park and the broader landscape context of the area.

“Marlborough House occupies a site of deep cultural memory and the neighbouring Eddie Ward Park is of local ecological significance, where natural systems, topography, and stories have long shaped human experience,” Wardle noted in the report.

The architects said the proposal sought to “rebind built form to Country” through landscape, materiality and the adaptive reuse of the heritage structure.

<img alt="Marlborough House" data-entity-type="file" data-entity-uuid="9ae3f2f9-c85f-477a-a6f8-b43f6cb97c41" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.53%E2%80%AFAM.png?VersionId=B.qUCLqRvJOR.n9CvYcTpaknIX9LuqKZ" />

The project is also being progressed under the NSW Government’s in-fill affordable housing provisions, allowing developments that include affordable housing to access additional height and floor space incentives.

Under the plans, 2,593 sqm of the project’s floor space would be dedicated to affordable housing, slightly exceeding the required 15 per cent threshold.

In its Design Excellence Strategy, Urbis said the project aimed to “sensitively adapt and enhance the heritage-listed building on site through alterations and additions that preserve its historical significance” while delivering “high-quality market and infill affordable housing development in Surry Hills.”

Time &amp; Place has been one of the most active developers nationally in the last 12 to 24 months. Late last year they completed&nbsp;The Queensbridge in&nbsp;<a href="https://www.apartments.com.au/developments/southbank-vic-3006">Southbank</a>, a mixed-use tower with 353 apartments and a hotel. They are currently selling Park Modern, 246 apartments near the famous Botanic Gardens in&nbsp;<a href="https://www.apartments.com.au/developments/south-melbourne-vic-3205">South Melbourne</a>, and have future projects, <a href="https://www.apartments.com.au/new-apartments/the-wilmot-173-burke-road-28-hope-street-glen-iris-vic-3146">The Wilmot</a>&nbsp;in&nbsp;<a href="https://www.apartments.com.au/new-apartments/glen-iris-vic-3146">Glen Iris</a>, the redevelopment of the Northcote Plaza, and another tower in South Melbourne.

The developer broke into Sydney just a few years ago with Two Tides in Manly. They have another project nearby, which is at the ultra-luxury end of the market on&nbsp;<a href="https://www.apartments.com.au/buildings/shoreline-manly-beach-89-90-north-steyne-manly">North Steyne</a>, fronting the beach.

It is also continuing to work through the <a href="https://www.apartments.com.au/news/nsw/first-look-time-place-settles-on-design-for-the-chimes-potts-point-redevelopment">redevelopment of The Chimes building</a> on Macleay Street in&nbsp;<a href="https://www.apartments.com.au/developments/potts-point-nsw-2011">Potts Point</a>, as well as a project on <a href="https://www.apartments.com.au/news/nsw/time-place-to-take-on-mosman-apartment-market">Mosman's Redan Street</a>.
</section>

First look: Time & Place unveils Marlborough House redevelopment designs for former David Jones warehouse in Surry Hills

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.

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

Apartments

<html><body>
At a recent investment seminar Investment One explained that prices in all the capital cities are now above their previous troughs.
Sydney, in fact, is up 23.1% since its trough according to RP Data statistics.
Yields remain high in Darwin, but have been starting to dip for units in recent months, while of all the capitals Brisbane offers the best yields.
They noted that each city has significantly different growth drivers that affect their cycles:
Sydney: Financial and business services
Melbourne: Goods and services production
Brisbane: Infrastructure and tourism
Adelaide: Manufacturing
Perth: Mining
Hobart: Primary production and ore processing
Regional areas: Agriculture and mining
Chinese investors are expected to keep demand for new apartments in inner city locations strong, and provided sentiment is sustained and rates remain low the market will hold up.
However, despite strong growth and fundamentals in Sydney and Melbourne, Investment One suggested that a glut of apartments may be on the way and growth will not be above trend.
“Within two years, there could be a glut of second hand apartments for rent and also for sale  in Sydney and Melbourne,” Investment One's Omar Moujalli said in his presentation.
“If population growth slows in Brisbane like it did during the  GFC, then the Brisbane market could suffer some over supply in 2018," said Moujalli.
</body></html>

jduke-EHk3XBmHkn

Is there a glut of apartments coming for Melbourne and Sydney?

<html><body>
At roughly the same point in time where two adjoining residential towers gained approval, a planning application for 68-70 Dorcas Street, Southbank was submitted for consideration to State planning body DTPLI. According to the planning report a period of consultation between the development team, DTPLI and City of Melbourne was held prior to the submission of what would be one of the taller towers within this pocket of Southbank.

Located on the corner of Dorcas Street and Dodds Street, the development calls for the 274-apartment building to be crowned by a distinctive metal rooftop feature and a 360 degree communal rooftop facility.

<h2>Application summary</h2>

<ul>
<li>Current site use: 3 level commercial building</li>
	<li>Application for development lodged August 2014</li>
	<li>29 levels at 92.2 metres</li>
	<li>Site area: 1,478sqm</li>
	<li>Apartments: 274 (1/2/3 bedroom options)</li>
	<li>Ground floor tenancies of 167sqm &amp; 73sqm</li>
	<li>193 basement car parking spaces &amp; 101 bicycle spaces</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image165.jpg" rel="gallery-all" title="Artists impression of 68-70 Dorcas Street. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="709" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image165.jpg?itok=YXNXNGSV" title="Artists impression of 68-70 Dorcas Street. Image courtesy SJB" width="580"></a>

<figcaption>Artists impression of 68-70 Dorcas Street. Image courtesy SJB</figcaption></figure><h2>External appearance</h2>

68-70 Dorcas Street discerns itself from its neighbours by employing an elliptical tower form, which is in contrast to the unbroken rectangular format of all surrounding buildings. Also noticeable is the lack of horizontal banding common with surrounding apartment buildings, rather a more uniform vertical finish has been applied.

<blockquote>
The defining characteristic of the design is the curved surface of the tower, skinned in a ‘patchwork’ of subtly contrasting facade panels. The panel types are presented in muted tones and have distinct surface qualities notable by texture, reflectivity and transparency.

The blend of panel types, combined with an offset grid arrangement, creates a dynamic surface which makes for a constantly changing experience in relation to the onlooker’s position and the light illuminating the facade.
<cite>SJB Architects - Planning Report</cite>
</blockquote>

Materials employed would see a mixture of glazing colours, a variety of metal clad finishes and stone veneer cladding with precast elements to less conspicuous areas.

<h2>Public Amenity</h2>

68-70 Dorcas Street is described as an "iconic" design within the planning report, with Urbis stating the development will provide positive benefits to the public realm. With atypical looks and an active street level interface, the tower would be more sympathetic/engaging to its surrounds than the current, dated commercial office building.

<blockquote>
Of key consideration in relation to this proposal is the impact of overshadowing by the development. The submitted Design Proposal prepared by SJB Architects includes shadow diagrams at the equinox which demonstrate that the proposal will not overshadow any significant features or parkland in the area.
<cite>Urbis - Planning 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/image167.jpg" rel="gallery-all" title="68-70 Dorcas Street in context. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="421" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image167.jpg?itok=NyAddvv5" title="68-70 Dorcas Street in context. Image courtesy SJB" width="580"></a>

<figcaption>68-70 Dorcas Street in context. Image courtesy SJB</figcaption></figure>The immediate area surrounding 68-70 Dorcas Street has seen a measured flow of apartment development over the last decade, with 8 on Dorcas the first of the new millennia apartment buildings in the area. More recently Elm by Fridcorp, Guildford by Evolve Development and Premier Capital Developments' Sunday Apartments have added a combined 876 apartments.

Pipeline projects joining 68-70 Dorcas Street nearby include the at sales <a href="/new-apartments/coventry-haus-33-coventry-street-southbank">33 Coventry Street</a> by VIMG and the recently approved <a href="/buildings/the-evermore-southbank-58-66-dorcas-street-southbank">58-66 Dorcas Street</a> which abuts the site in question. Limited sizeable development sites remain in the area making 68-70 Dorcas Street with its uninterrupted Southbank and CBD views a noticeable presence in the area.

<h2>68-70 Dorcas Street development team</h2>

<ul>
<li>Developer: 20Q Development Co P/L</li>
	<li>Architect: SJB</li>
	<li>Planning: Urbis</li>
	<li>Traffic: mga.</li>
	<li>Landscaping: Formium</li>
	<li>Wind Engineer: MEL Consultants</li>
	<li>Structural Engineer: 4D Workshop</li>
	<li>Services Engineer: O'Neill Group</li>
	<li>Waste Management: Leigh Design</li>
	<li>ESD: ark resources</li>
</ul>
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silvermb

Planning Application > 68-70 Dorcas Street, Southbank

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How would you rate the quality of your apartment? What about the quality of your office? Architects Atelier Red + Black together with media partner Apartments.com.au want you to tell us!

A new website <a href="http://ratemybuilding.com.au/">RateMyBuilding.com.au</a> has been set up as a portal for the general public to participate in research relating to the quality of our houses, townhouses, apartments and offices. Whilst these buildings are being designed for everyone to use and hopefully love, a large question remains over what people like and dislike about their current buildings. Are they the right size? Are they functional? What functions do they perform well and how can they be improved?

The Rate My Building project has already been operating for a few days and whilst it is far too early to draw specific conclusions about what the research will find, the initial data received raises some interesting questions that will hopefully be answered in time.

Over half of the respondents who have so far rated their house have indicated that their home size is either too big or small for their needs. By contrast a greater percentage of the initial respondents living in apartments were satisfied with the size of their dwelling.

<figure><a href="http://ratemybuilding.com.au/" title="Visit the Rate My Building website."><img alt="" class="image-article-full-width-580px" height="167" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/stats2.jpg?itok=lLRdS2wD" width="580"></a></figure>In offices the initial responses suggest that there may be an issue with the percentage of workers who are unsure about the availability of important Health and Safety equipment such as first aid kits and defibrillators. Further responses will be required to determine if this is statistically significant, however the example highlights the value of undertaking such research.

<blockquote>
Architects are always concerned with how occupants will use their buildings. This research will shed further light on what is working and what isn’t. This can then enable us to design better performing buildings that actively respond to the end user requirements.
<cite>Sonia Sarangi, Co-Director of Atelier Red + Black</cite>
</blockquote>

Once sufficient responses are collected and the data analysed, Atelier Red + Black hope to share the insights of the project with Apartments.com.au and architects across Australia in a bid to improve future buildings and make them more responsive to the needs of the end user.

So go check out the website today! The more survey responses received, the better the picture we will have about the quality of our built environment.

<a href="http://ratemybuilding.com.au/">RateMyBuilding.com.au</a>
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redblackarchitect

Atelier Red + Black announce RateMyBuilding.com.au

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It may not be as fluid a market as Melbourne's CBD, but much can change in the course of a week in West Melbourne. Last week's article <a href="/news/west-melbourne-the-new-southbank">highlighting a handful of the taller proposals</a> is complimented by a handful of new projects discovered in recent days.

Here is a revised standing for a number of new West Melbourne residential projects:

<h2>The Delukian - 91 Dudley Street</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image111.jpg" rel="gallery-all" title="91-95 Dudley Street. Imames courtesy 1:1 Architects &amp; Phooey"><img alt="" class="image-article-full-width-580px" height="285" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image111.jpg?itok=t2b1lpfH" title="91-95 Dudley Street. Imames courtesy 1:1 Architects &amp; Phooey" width="580"></a>

<figcaption>91-95 Dudley Street. Images courtesy 1:1 Architects &amp; Phooey</figcaption></figure>City of Melbourne are currently assessing the merits of a revised scheme located at 91-95 Dudley Street. Design firm <a href="http://www.one2one.net.au/">1:1 Architects</a> mark their high-rise debut with the design which is in close proximity and abuts the now under construction <a href="/new-apartments/419-421-spencer-street-west-melbourne">Duo Apartments</a>.

Designed for Dudley Street (Vic) Developments Pty Ltd, the project aims to deliver 48 apartments with one, two and three bedroom layouts. Some readers may recognise the site as once being subject to a unique design conceived by Phooey Architects which was to have employed recycled shipping containers in the construction process.

<h2>Ikebana - 130 Dudley Street</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image114.jpg" rel="gallery-all" title="Ikebana. Image courtesy PBG Property Group"><img alt="" class="image-article-full-width-580px" height="267" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image114.jpg?itok=xi7aNNzc" title="Ikebana. Image courtesy PBG Property Group" width="580"></a>

<figcaption>Ikebana. Image courtesy PBG Property Group</figcaption></figure>What was preparing for launch last week has just moved to registrations and pre-sales.  Ikebana West Melbourne's agent 360 Property Group is preparing for an imminent project launch with the display suite completed this week.

Ikebana will consist of an Elenberg Fraser-designed complex holding 241 apartments over 9 levels.

<h2>15-31 Batman Street</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image115.jpg" rel="gallery-all" title="A revised 15-31 Batman Street. Image courtesy Inhabit Design"><img alt="" class="image-article-full-width-580px" height="374" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image115.jpg?itok=VQcgo7Cl" title="A revised 15-31 Batman Street. Image courtesy Inhabit Design" width="580"></a>

<figcaption>A revised 15-31 Batman Street. Image courtesy Inhabit Design</figcaption></figure>Touched upon last week 15-31 Batman Street was initially designed at 99 metres in height and holding 299 apartments. Subsequently City of Melbourne have since published revised plans which would see SPEC Property Group's future project lowered to 79 metres and be subject to a reduction of 56 apartments, allowing for 243 overall.

City of Melbourne's preferred height limit for the site is 40 metres, although owing to the developments size it falls under control of State planning body DTPLI. The 15-31 Batman Street planning application will be subject to a separate article in due course.

<h2>398 Spencer Street</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image2a.jpg" rel="gallery-all" title="A petential new skyscraper? Image courtesy TCI"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image2a.jpg?itok=Ircu9yCO" title="A petential new skyscraper? Image courtesy TCI" width="580"></a>

<figcaption>A petential new skyscraper? Image courtesy TCI</figcaption></figure>The Carron is touted as ripe for high-rise conversion according to sales agent TCI Teneketzis. The 458sqm site is offered as suitable for residential development or as a going concern/conversion into a showroom premises.

Given 420 Spencer Street is approved at 131 metres to the north of The Carron and the approved 123 metres <a href="/buildings/melbourne-village-377-spencer-street-west-melbourne">371 Spencer Street</a> is directly opposite, a precendent of height looks to have been set for 398 Spencer Street.

<h2>113-137 Rosslyn Street</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image2.jpg" rel="gallery-all" title="Rossyln Street concept. Image courtesy Buchan Gtroup"><img alt="" class="image-article-full-width-580px" height="400" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image2.jpg?itok=vL5TxD6V" title="Rossyln Street concept. Image courtesy Buchan Gtroup" width="580"></a>

<figcaption>Rossyln Street concept. Image courtesy Buchan Gtroup</figcaption></figure>Also freshly listed for sale are two adjoining development sites in Rosslyn Street, divided by a laneway. Covering 3086sqm, the joint sites are accompanied by a Buchan Group concept design, both spanning nine levels.

191 apartments are penciled in for the above scheme that would see liberal retail/cafe offerings fronting Rosslyn Street and a distinctive brick facade.

Urban.com.au will continue to look closely at West Melbourne, provide insight into some of the larger planning applications on offer, while also reveal as yet unseen projects.
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West Melbourne apartment projects continue to flow

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A few weeks ago Apartments.com.au <a href="/expert-insights/buying/an-unconventional-opportunity-for-7-23-spencer-street">briefly touched on</a> the proposed redevelopment of the former Congress Centre; today we focus on the site master plan. Prepared by Elenberg Fraser on behalf of joint venture clients, the master plan provides an overarching framework for the development of the 4,500sqm site.

All in all four tapering crystalline residential towers ranging in height from 20-29 storeys sitting atop two 4-storey podiums. The proposal seeks to provide better connections to South Wharf and Southbank from the surrounding areas to the north of the Yarra River, including the western edge of the CBD, Docklands and Southern Cross Station.

In doing so a new southern gateway into the CBD for both pedestrians and vehicles is envisaged.

<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/7-23_spencer_street.jpg" rel="gallery-all" title="Providing a new gateway to the southern entry into the CBD. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="390" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/7-23_spencer_street.jpg?itok=mpXtOOkv" title="Providing a new gateway to the southern entry into the CBD. © Elenberg Fraser" width="580"></a>

<figcaption>Providing a new gateway to the southern entry into the CBD. © Elenberg Fraser</figcaption></figure><h2>Project summary</h2>

<h3>Podiums</h3>

<ul>
<li>Podium 01: 4-storeys, 64 apartments, RL19.00</li>
	<li>Podium 02: 4-storeys 75 Apartments RL 19.00</li>
	<li>Total Podium Apartments: 139</li>
</ul>
<h3>Towers</h3>

<ul>
<li>T01: 20-storeys, 184 apartments, RL 84.50</li>
	<li>T02: 22-storeys, 210 apartments, RL 96.80</li>
	<li>T03: 29-storeys, 273 apartments, RL 121.00</li>
	<li>T04: 29-storeys, 356 apartments, RL 121.00</li>
	<li>Total Tower Apartments: 1023</li>
</ul>
Total apartments available: 1162

The indicative concept shows 1,321sqm of ground level retail space available, split between 770sqm through the North Podium and 551sqm in the South Podium. Seven retail tenancies are expected with 461 car parking spaces contained above within the podium levels.

<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/7-23spencer_massing_model.jpg" rel="gallery-all" title="Master plan massing diagram. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="470" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/7-23spencer_massing_model.jpg?itok=ROOefQS7" title="Master plan massing diagram. © Elenberg Fraser" width="580"></a>

<figcaption>Master plan massing diagram. © Elenberg Fraser</figcaption></figure>The four towers are 'carved' to allow adequate separation between one another in order to minimise overlooking and provide a high degree of natural light and ventilation. The sloped/terracing roof forms are the result of extrapolating the shadow cast by the existing Crown Plaza hotel during 2pm on the winter solstice to form a solar plane that dictates the maximum height of each tower. This has led to the crystal-like forms suggested in the planning documents.

Each tower represents part of a four-stage phasing process that has informed the numerical designation of each tower i.e. Tower 01 represents stage 01 of the project and so on. Tower 04 acts as a bridging element that unites both podiums and forms a weather protected undercroft to Siddeley Street.

<h2>Improvements to Siddeley and Spencer Street Public Domain</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/siddeley_street_render.jpg" rel="gallery-all" title="View down revistalised Siddeley Street. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/siddeley_street_render.jpg?itok=2JIMMltW" title="View down revistalised Siddeley Street. © Elenberg Fraser" width="580"></a>

<figcaption>View down revistalised Siddeley Street. © Elenberg Fraser</figcaption></figure>The master plan seeks to set the built form envelope, height and street interface of the proposed podium development. Key principles of the master plan include:

<ul>
<li>Two podiums that prescribe a preferred height of five storeys, including a Podium to the south of Siddeley Street and a Podium to the north of Siddeley Street;</li>
	<li>Active ground floor retail and lobby facilities on Siddeley Street and Spencer Street, to reactivate the streetscape and provide activity in the public realm;</li>
	<li>Three levels of car parking accommodated on each podium level, with access provided from Siddeley Street;</li>
	<li>Opportunities for an ‘active skin’ of residential apartments on the Siddeley Street and Spencer Street facades, to add to the sense of activity and vibrancy of the new public realm on these streets;</li>
	<li>The potential for a usable landscaped podium roof to provide significant communal open space for residents, complementing a residential amenities level on the first floor of each tower.</li>
</ul>
<h2>Comment</h2>

The proposal follows the blueprint of other large scale multi-tower developments in the city: a master plan is developed with a series of guiding principles that help to define a certain series of parameters to inform the future development of a site. It provides some degree of certainty to local government but also allows developers the flexibility to alter their plans for projects that span several years.

The base information is there but the detail is the element lacking. This has led to some developers selling entire sites upon gaining approval or carving sites up and selling them as individual parcels. Recent examples of this master planning approach include 250 Spencer Street, Swanston Square, Village Docklands/Collins Square and Batman's Hill on Collins.

What will ultimately become of the site remains to be seen but one can't help but feel the change in strategy from developing two-commercial towers (and failed bids for Victoria Police and KPMG) to a residential driven master plan hints at an opportunity to offload the site once approval is obtained. A permit for a series of residential towers is a far more attractive proposition to prospective developers.

It will be interesting to see how each tower ultimately manifests; it is critical that there is a level of articulation that is varied and distinguishes each tower from the next. The danger is that they read as one uniform and singular mass, which visually would not be a desirable outcome.

<h2>7-23 Spencer Street Project team</h2>

<ul>
<li>Developer: Asset1 WTC Pty Ltd &amp; HANZ (Spencer Street)</li>
	<li>Architects: Elenberg Fraser</li>
	<li>Planning Consultant: Urbis</li>
	<li>Acoustic Assessment: Marshall Day Acoustics</li>
	<li>Traffic Assessment: GTA Consultants</li>
	<li>Wind Assessment: MEL Consulting</li>
</ul>
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Laurence Dragomir

Planning Application > 7-23 Spencer Street, Melbourne

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Choosing from the immense range and sheer number of apartments on the market for the uninitiated buyer may seem a daunting prospect, but Melbourne-based developer <a href="http://www.hamton.com.au/">Hamton</a> has launched a new apartment configuration they believe will give their current <a href="/buildings/sanctuary-abbotsford-681-victoria-street-abbotsford-vic-3067">Sanctuary on the River</a> apartment project a glowing point of difference.

Designed by <a href="http://www.rothelowman.com.au/">ROTHELOWMAN</a> and dubbed ‘Convertible Spaces,’ a select number of one bedroom apartments within Sanctuary will feature a bedroom space capable of being incorporated into living space as required, with functional areas such as corridors becoming usable space without compromising apartment access.

Based on a system of integrated joinery placed through the open plan layout, ‘Convertible Spaces’ allows for a highly flexible, multi positioning option for dining, bedroom and lounge areas that otherwise would be fixed in position. In turn, living area can increase by 70% at the owners whim. This is best illustrated via the below video:

<iframe allowfullscreen="" frameborder="0" height="315" scrolling="no" src="//www.youtube.com/embed/f2mVxRq6vHA" width="100%"></iframe>

<h2>What they say</h2>

<blockquote>
We're constantly striving to innovate with our product and ‘Convertible Spaces’ is the result of much research both domestically and abroad. Locations such as New York, London and Tokyo were studied given their high population and multiple compact living options available.

‘Convertible Spaces’ essentially delivers bang for buck in terms of utilising a compact apartment to its full potential; creating one large living space and maximising functionality. We believe that ‘Convertible Spaces’ has stepped into a gap evident in the market and we have only now released the product once we've been fully satisfied with its merits.

Sanctuary will feature only five apartments with ‘Convertible Spaces’ - an option exists for twenty existing purchasers to upgrade if the desire, with an element of that cost worn by Hamton.

Although Sanctuary is scheduled to be completed by July 2015, we're pushing contractor LU Simon to a completed ‘Convertible Spaces’ apartment finished in the new year which will act as a display suite.
<cite>Paul Hameister, Hamton Joint Managing Director</cite>
</blockquote>

<blockquote>
'Convertible Spaces’ allows you to make the most of your space. By day you can have a studio apartment and by night you can maximise your entertainment capacity by increasing your living areas.

By including a fold-down bed and moveable wall we add several metres to the apartment and offer occupiers an enormous amount of flexibility. When the bed is hidden away and the wall moved across into the bedroom area, the result is a 70% increase in living area".

The movable walls that transforms the apartment is itself a joinery unit continuing the Scandinavian theme whilst importantly providing useful functionality with a pull out pantry, soft close drawers and ample additional storage accessible from both sides.
<cite>Chris Hayton, ROTHELOWMAN principal</cite>
</blockquote>

<h2>Paul Hameister on 'Convertible Spaces' and the current marketplace</h2>

Asked by Apartments.com.au on the state of the current Melbourne apartment market from a developers perspective, Paul Hameister began by suggesting that the recent changes to zoning and certain councils' stance toward development has led to an imbalance in the marketplace.

<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/sanctuary_v09_hero_balcony-1.jpg" rel="gallery-all" title="The right location can still sell itself. Image courtesy Hamton"><img alt="" class="image-article-full-width-580px" height="423" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/sanctuary_v09_hero_balcony-1.jpg?itok=ENRmBjNj" title="The right location can still sell itself. Image courtesy Hamton" width="580"></a>

<figcaption>The right location can still sell itself. Image courtesy Hamton</figcaption></figure>Describing the current Melbourne CBD apartment market as "cooked", Paul Hameister asserts Hamton will continue to develop in inner city locations while avoiding the CBD. He elaborates that while certain areas are in or face a pending glut of generic apartments, other well positioned inner and middle-ring locations offering innovative, attentive living options are subject to under supply.

It's these locations that developers such as Hamton will continue to be drawn to, with 'Convertible Spaces' a likely key platform to future projects.
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Convertible Spaces: the next innovation in apartment living

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Correct me if I'm wrong but I do recall that as far back as a decade ago under the tenure of then Planning Minister Mary Delahunty, West Melbourne was slated to become another high density extension of the CBD. It was said at the time West Melbourne would generally mimic Southbank in that an increase in height and density was considered appropriate for the suburb adjoining Melbourne's CBD.

The subsequent ten years have seen dribs and drabs of development, including a handful of towers generally about the 15 level mark; and some of questionable quality! Only in the recent year or so has West Melbourne fallen under the gaze of developers seeking genuine high-rise developments with the increased number of apartments to match.

Elenberg Fraser in their recent Urban Context Report for 385-405 King Street described West Melbourne as follows:

<blockquote>
The West Melbourne precinct is separated from the Capital City Zone by Flagstaff Gardens. There is a distinct increase in building heights and intensification of built form on the eastern and southern sides of the gardens, including a number of high rise developments currently under construction.

The West Melbourne area presents a visual transition in building heights from the intensive CBD tower developments to the low rise development further north of the site
<cite>Elenberg Fraser</cite>
</blockquote>

Indeed there has been a delineation of sorts between high-rise and medium to lower-density developments proposed for West Melbourne. Dudley Street has shaped as the unofficial border where high-rise proposals taper off to buildings of far fewer levels.

<h2>The current crop</h2>

Seen below are images of <a href="/buildings/flagstaff-green-15-batman-street-west-melbourne">15-31 Batman Street</a> and 385-405 King Street (second and fourth) which are the first public glimpses of those projects. The four towers below constitute the tallest four projects within West Melbourne currently; 420 Spencer Street sets the high benchmark with approval at 131 metres in height.

<a href="/buildings/melbourne-village-377-spencer-street-west-melbourne">371 Spencer Street</a> seen third below also sets the pace for total apartments approved within a single project, capable of adding 704 dwellings to inner city stock.

<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/image82.jpg" rel="gallery-all" title="The West Melbourne foursome. Images courtesy FK, Inhabit, Bruce Henderson &amp; EF"><img alt="" class="image-article-full-width-580px" height="209" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image82.jpg?itok=Gs23Yfu7" title="The West Melbourne foursome. Images courtesy FK, Inhabit, Bruce Henderson &amp; EF" width="580"></a>

<figcaption>The West Melbourne foursome. Images courtesy FK, Inhabit, Bruce Henderson &amp; EF</figcaption></figure>Overall a snapshot of the Apartments.com.au Project Database sees 13 separate apartment projects listed for West Melbourne, with a combined total of 2944 apartments on offer. While some are still at planning, others such as <a href="/new-apartments/419-421-spencer-street-west-melbourne">Duo Apartments</a> and <a href="/buildings/alessi-485-spencer-street-west-melbourne">Alessi</a> are into the construction phase.

The next project due for launch is GURNER's <a href="/buildings/ikebana-130-dudley-street-west-melbourne">Ikebana</a> located at 130 Dudley Street. With a display onsite, the development of 241 apartments looks likely to launch by years end.

<h2>Comment - avoiding the errors of Southbank</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/image84.jpg" rel="gallery-all" title="Batman Street with 385-405 King Street. Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="411" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image84.jpg?itok=HbV2Hw1U" title="Batman Street with 385-405 King Street. Image © Elenberg Fraser" width="580"></a>

<figcaption>Batman Street with 385-405 King Street. Image © Elenberg Fraser</figcaption></figure>While there'll be an intensely developed pocket of West Melbourne containing up to 40 levels, it's hard to envisage West Melbourne matching Southbank for scale. A smattering of already converted low-rise buildings and new developments built at lower heights will translate to a lack of wall to wall skyscrapers which for mine is a good thing.

Ultimately West Melbourne's street level as vastly different to Southbank's, with or without the expected surge of tall towers. Variable heights allowing for greater sunlight penetration and and generally different street level dynamic has West Melbourne holding a few aces over Southbank.

One critical difference between West Melbourne and Southbank is that a greater number of proposals for West Melbourne have included retail and cafe spaces away from major thoroughfares, thereby intending to inject life to street level - something which Southbank fails miserably to do.

So West Melbourne is due for fundamental change, how much remains to be seen.
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West Melbourne the new Southbank?

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A little over a year ago Apartments.com.au ran a piece on Hawthorn, highlighting the <a href="/news/hawthorn-apartment-market-the-quiet-achiever">increased number of apartment developments</a> aiming to begin construction, with a high concentration around Burwood Road. Fast forward to earlier this week and the latest crane was erected in the area, marking Hawthorn and Hawthorn East as apartment hotspots.

Since the August 2013 article Apartments.com.au has tracked 492 apartments through to completion within Hawthorn over a number of developments, ranging in size from 20 apartments to <a href="/new-apartments/atria-291-burwood-road-hawthorn">Atria's</a> 249 apartments. Providing upwards of 1000 new residents for the suburb, the number of apartments completed is nearly matched by the number either under construction or due to commence.

<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/image36haw.jpg" rel="gallery-all" title="Syracuse gains its crane, joining the Hawthorn ranks"><img alt="" class="image-article-full-width-580px" height="429" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image36haw.jpg?itok=WYm-A2lm" title="Syracuse gains its crane, joining the Hawthorn ranks" width="580"></a>

<figcaption>Syracuse gains its crane, joining the Hawthorn ranks</figcaption></figure>Currently tower cranes are present on four of the six major apartment projects under construction in the area. <a href="/new-apartments/brilliant-hawthorn-30-lilydale-grove-hawthorn-east">Brilliant Hawthorn</a>, Syracuse, <a href="/buildings/my-place-hawthorn-10-albert-street-hawthorn-east">My Place</a> and Hawthorn Hill constitute those four projects with Averi and <a href="/buildings/8-montrose-street-hawthorn-east">8 Montrose</a> also in the construction mix. Combined these six under construction projects add a further 447 apartments around Burwood Road, with the exception of Averi which is located south of the strip.

Further west along Camberwell Road, <a href="/buildings/leo-18-camberwell-road-hawthorn-east">Leo Apartments</a>, <a href="/buildings/elmington-96-camberwell-road-hawthorn-east">Elmington</a> and <a href="/buildings/solstice-apartments-138-camberwell-road-hawthorn-east">Solstice</a> are at varying stages of construction. Together these add an additional 264 dwellings to the Camberwell Road strip between Burwood Road and Burke Road which has in recent years become a desireable location for buyers in its own right.

<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/image37haw.jpg" rel="gallery-all" title="Aerial perspective of Lilydale Grove - Montrose Street. Image courtesy Interlandi Mantesso"><img alt="" class="image-article-full-width-580px" height="296" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image37haw.jpg?itok=oRXJigAL" title="Aerial perspective of Lilydale Grove - Montrose Street. Image courtesy Interlandi Mantesso" width="580"></a>

<figcaption>Aerial perspective of 18-22 Lilydale Grove and the wider area. Image courtesy Interlandi Mantesso</figcaption></figure>Looking ahead <a href="/buildings/hawthorn-black-5-montrose-street-hawthorn-east">Hawthorn Black</a> at 5 Montrose Street and <a href="/buildings/luton-lane-8-luton-lane-hawthorn">Luton Lane</a> are due to begin construction shortly whilst ICD Property's <a href="/buildings/maple-121-power-street-hawthorn">124 Burwood Road</a> is expected to be released for sales in the not too distant future. Beyond the current group of apartments under construction a number of approved/at planning projects are set for Lilydale Grove with <a href="/buildings/esquire-hawthorn-18-lilydale-grove-hawthorn-east">18-22 Lilydale Grove</a> and <a href="/new-apartments/24-lilydale-grove-hawthorn-east">24 Lilydale Grove</a> in the Apartments.com.au Project Database.

JD Group's <a href="http://jd-group.com.au/projects/domestic/196burwood">196 Burwood Road</a> is a prime example of the multitude of large, low-rise development sites within Hawthorn and Hawthorn East falling under the control of property developers with sizeable apartment projects in mind. And it's for this reason that certain areas of Hawthorn and surrounds are set to continue their rapid transformation into high density enclaves.

To see a current images of Hawthorn and the aforementioned projects, visit the dedicated <a href="/news">Hawthorn forum thread</a>.
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Hawthorn in construction mode

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As one of Melbourne's largest independent real estate agencies with over 50 years experience, Beller Group has a fundamental understanding of the current Melbourne apartment market and the nuances which influence it. By way of establishing Beller China and forging an alliance with Beijing-based property agency giant Sagacity, Beller Group have gained an intimate, market-leading understanding of the factors behind the unprecedented rush of Chinese property buyers into the Melbourne market in recent years.

Days after arriving back from a Chinese sojourn, Apartments.com.au sat down with Beller Group Director Andrew Fawell to learn his thoughts relating the wave of Chinese investors seeking their slice of the Melbourne market.

<h2>The Chinese perspective</h2>

To understand the Chinese property buyers attitude toward Melbourne at the moment requires a basic understanding of Chinese domestic affairs. Andrew believes the burgeoning middle class have never before had so many sources of information in order to make considered decisions, thus many Chinese nationals are now taking steps to secure their wealth and long term prosperity.

With the backdrop of China's economy slowing and a shifting political paradigm, middle class Chinese are investing overseas in record numbers - an exodus of wealth as a precursor to potentially leaving themselves. Property is considered a safer, secure method of parking wealth given the Chinese maintain a general aversion to shareholding.

Asked to further elaborate, Andrew stated that whether it materialises or not there is a growing perception amongst Chinese that their economy is susceptible to collapse, and as such those in a position to do so have sought out the safety of markets such as Melbourne in which to park their wealth. With Melbourne's solid fundamentals, excellent quality of life and strong political foundation, it's seen as a prime destination for Chinese.

Base upon first hand experience through Beller China, Andrew also emphasises the ostentatious nature of middle class Chinese who delve into offshore property purchases. A strong number of buyers into markets such as Melbourne are not particularly bothered about a given property's value or it's ongoing capital gain, but rather they want to be seen to be doing something.

This in part has given rise to the "Fly to buy" element of the market as they have been christened. Somewhat incredulously Andrew reeled off numerous instances where Chinese nationals have flown into Melbourne for the sole purpose of purchasing single/multiple apartments, only to leave immediately thereafter.

<h2>The importance of relationships in China</h2>

<blockquote>
We are delighted to announce the new partnership with Sagacity China. Not only will this facilitate introductions to new markets in China, but also importantly, we will be able to facilitate deals with major Chinese developers to buy development sites in Melbourne. Like any good relationship, it will be a two way conversation and one of mutual benefit.
<cite>Andrew Fawell</cite>
</blockquote>

Official PR statements aside, Andrew believes the key to the above comment is the penetration of new Chinese markets. Evidently the current crop of buyers reside in primary or first tier Chinese cities such as Shanghai oe Beijing. As buyer experience and information flow heightens, the buyers sophistication naturally increases.

To that end Beller Group are of the opinion that should the initial wave of first tier Chinese buyers double dip into the Melbourne property market, they will most likely avoid the masses of apartments on offer in Melbourne's CBD next time around and exercise a level of knowledge by purchasing in smaller developments beyond the CBD.

Paraphrasing Andrew Fawell, the initial wave of buyers content to buy into large developments within Melbourne's CBD will dissipate, in turn replaced by a new wave of Chinese buyers from second tier cities who are just now delving into offshore property purchases without the same benefit of hindsight as the initial tranche. Put into perspective those second tier cities such as Tianjin, Chengdu and Changsa and Qindao have metropolitan populations averaging over 10 million which enforces the theory that Chinese investment into Melbourne property and principally apartments will only balloon further.

<h2>The Melbourne perspective</h2>

The vexed question of the current state of the Melbourne property market has been a hot topic in recent weeks. Andrew Fawell considers the Chinese influence on the local apartment market a game changer where fundamentals have been altered, effectively covering some of the market deficiencies that have arisen in recent times.

At this point Melbourne has moved into the top handful of cities preferred by Chinese property investors, usurping Vancouver whose market was stymied by Government intervention. Asked of the prospect of Government responding with similar measures here Andrew suggested that if the current situation is allowed to run unchecked, the specter of such a move would increase.

Andrew Fawell also raised the notion of a two-paced local property market with pitfalls for the unsuspecting investor, whether they be local or international. Certainly in some areas of Melbourne there remains strong buyer and rental demand for smaller, well positioned, higher quality apartment projects, whilst a looming glut of rental stock in and around the CBD may cause havoc even though the demand to buy particularly from offshore parties will remain robust.

Interesting times ahead!
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The China Syndrome: Beller's Andrew Fawell on the Chinese-driven apartment frenzy

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The flow of development to Melbourne CBD's East End began as a trickle relative to surrounding inner city precincts, but the 'Paris End' of late has come into its own. 'Paris End' of course is an ill-fitting moniker (some would also say crass) with current development within the CBD's eastern flank well spread, as opposed to being centralised around Collins Street's historic grandeur.

Bound by Flinders, Elizabeth, Spring and Victoria, Apartments.com.au's Project Database shows a mass of East End developments looking to make their mark. Historically the domain of commercial development, East End was bereft of residential projects as developers favoured proven areas such as Southbank and Docklands, although this trend his has now changed sharply!

Spurred on in part by the phenomenal influx of Asian-based property entities, East End proposals have steadily increased over the last two years as the insatiable push to secure prized sites in the current market shows no signs of slowing; an arms race of property development for lack of a better analogy.

<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/image8ep.jpg" rel="gallery-all" title="All shapes and sizes of proposals within East End"><img alt="" class="image-article-full-width-580px" height="402" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image8ep.jpg?itok=n5TgfwMI" title="All shapes and sizes of proposals within East End" width="580"></a>

<figcaption>All shapes and sizes of proposals within East End</figcaption></figure><h2>Apartment development leading the charge</h2>

Below is a summary of East End residential projects currently found within the Apartments.com.au Project Database. Given the ever dynamic nature of development and planning at the moment, these may require refreshing in a few weeks time. Regardless, this is the current state of play concerning residential projects within East End.

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%;">
<thead><tr>
<th>Address</th>
			<th>Apartments</th>
			<th>Developer</th>
			<th>Levels</th>
			<th>Staus</th>
		</tr></thead>
<tbody>
<tr>
<td><a href="/buildings/empire-melbourne-398-elizabeth-street-melbourne">398 Elizabeth Street</a></td>
			<td>474</td>
			<td>Mammoth Empire</td>
			<td>55</td>
			<td>Registration &amp; Sales</td>
		</tr>
<tr>
<td><a href="/buildings/abode-318-318-russell-street-melbourne">318 Russell Street</a></td>
			<td>433</td>
			<td>PDG &amp; Schiavello</td>
			<td>57</td>
			<td>Construction</td>
		</tr>
<tr>
<td><a href="/new-apartments/crystal-gardens-276-russell-street-melbourne">276 Russell Street</a></td>
			<td>154</td>
			<td>Unknown</td>
			<td>36</td>
			<td>Approved</td>
		</tr>
<tr>
<td>500 Elizabeth Street</td>
			<td>524</td>
			<td>Brady Group</td>
			<td>72</td>
			<td>Construction</td>
		</tr>
<tr>
<td><a href="/new-apartments/309-325-bourke-street-melbourne">309 Bourke Street</a></td>
			<td>466</td>
			<td>Unknown</td>
			<td>&gt;10</td>
			<td>Approved</td>
		</tr>
<tr>
<td><a href="/buildings/35-spring-street-melbourne">35 Spring Street</a></td>
			<td>270</td>
			<td>CBUS</td>
			<td>43</td>
			<td>Construction</td>
		</tr>
<tr>
<td><a href="/buildings/97-franklin-street-melbourne">97 Franklin Street</a></td>
			<td>367</td>
			<td>Artemis Group</td>
			<td>62</td>
			<td>Planning</td>
		</tr>
<tr>
<td><a href="/new-apartments/63-exhibition-street-melbourne">63 Exhibition Street</a></td>
			<td>328</td>
			<td>Asia One</td>
			<td>67</td>
			<td>Planning</td>
		</tr>
<tr>
<td><a href="/new-apartments/the-trillium-36-la-trobe-street-melbourne">36 La Trobe Street</a></td>
			<td>224</td>
			<td>Unknown</td>
			<td>39</td>
			<td>Registration &amp; Sales</td>
		</tr>
<tr>
<td><a href="/buildings/metrolitan-melbourne-137-bourke-street-melbourne">137 Bourke Street</a></td>
			<td>104</td>
			<td>VIMG</td>
			<td>19</td>
			<td>Registration &amp; Sales</td>
		</tr>
<tr>
<td><a href="/developments/melbourne-vic-3000">85 Spring Street</a></td>
			<td>303</td>
			<td>Grocon</td>
			<td>46</td>
			<td>Planning</td>
		</tr>
<tr>
<td><a href="/buildings/avant-60-abeckett-street-melbourne">54 A'Beckett Street</a></td>
			<td>750</td>
			<td>Aspial - WCL</td>
			<td>81</td>
			<td>Planning</td>
		</tr>
<tr>
<td><a href="/buildings/aurora-melbourne-central-224-la-trobe-street-melbourne">224 La Trobe Street</a></td>
			<td>1,206</td>
			<td>UEM Sunrise</td>
			<td>88</td>
			<td>Planning</td>
		</tr>
<tr>
<td><a href="/buildings/victoria-one-452-472-elizabeth-street-melbourne">452 Elizabeth Street</a></td>
			<td>622</td>
			<td>Golden Age</td>
			<td>75</td>
			<td>Registration &amp; Sales</td>
		</tr>
<tr>
<td><a href="/new-apartments/9-11-exploration-lane-melbourne">9 Exploration Lane</a></td>
			<td>89</td>
			<td>Balfour</td>
			<td>33</td>
			<td>Approved</td>
		</tr>
<tr>
<td><a href="/developments/melbourne-vic-3000">180 Russell Street</a></td>
			<td>506</td>
			<td>AXF Group</td>
			<td>70</td>
			<td>Planning</td>
		</tr>
<tr>
<td><a href="/new-apartments/48-50-abeckett-street-melbourne">48 A'Beckett Street</a></td>
			<td>235</td>
			<td>Austwin</td>
			<td>45</td>
			<td>Approved</td>
		</tr>
<tr>
<td><a href="/developments/melbourne-vic-3000">22 Bennetts Lane</a></td>
			<td>25</td>
			<td>Unknown</td>
			<td>12</td>
			<td>Approved</td>
		</tr>
<tr>
<td><a href="/buildings/light-house-450-elizabeth-street-melbourne">450 Elizabeth Street</a></td>
			<td>607</td>
			<td>Hengyi</td>
			<td>69</td>
			<td>Registration &amp; Sales</td>
		</tr>
</tbody>
</table>
There are 19 projects are listed above, six of which are at planning assessment. These six have a total unit count similar to that of the remaining 13 in the list. 3,490 apartments are at planning, with the largest project being UEM Sunrise's 224 La Trobe Street carrying 1,206 dwellings, followed by 54 A'Beckett Street with 750.

A total of 4,247 apartments are counted within the remaining 13 projects which have either been approved or are at registration and sales. 1,227 units are under construction. Those apartments under construction represent 16% of the total 7,737 apartments slated for East End according to the Apartments.com.au Project Database, hinting that East End is heading toward a development surge the likes of which have not been seen before within the precinct.

<h2>Other uses in high demand</h2>

82 Collins Street and the forthcoming Telstra building adjacent to their current Exhibition Street headquarters headline the large commercial projects slated for East End, adding in the vicinity of a combined 150,000sqm of premium office space. Commercial space aside, the surge of hotel suites is something to behold.

<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/image7e.jpg" rel="gallery-all" title="80 Collins Street, QT hotel and Hotel Forum"><img alt="" class="image-article-full-width-580px" height="390" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image7e.jpg?itok=d42RLtJb" title="80 Collins Street, QT hotel and Hotel Forum" width="580"></a>

<figcaption>80 Collins Street, QT hotel and Hotel Forum</figcaption></figure>In part dragged along by a raft of mixed-use, high-rise proposals, the number of expected hotel suites for East End is robust, even with the scrapping of the <a href="http://www.theage.com.au/victoria/new-operators-hope-to-resurrect-1980s-yuppie-haven-in-flinders-lane-20140721-zv8od">Rosati hotel proposal</a> mid 2014.

The current batch of intended hotel locations includes 150 Flinders Street, <a href="/buildings/97-franklin-street-melbourne">97 Franklin Street</a>, <a href="/developments/melbourne-vic-3000">180 Russell Street</a>, <a href="/new-apartments/63-exhibition-street-melbourne">63 Exhibition Street</a>, Windsor Hotel and 80 Collins Street's 19 level, 252-room hotel tower. Yielding roughly 1,200 hotel suites, these six projects may be joined by the nearly complete 146-room Brady Hotels tower at 22-32 Little La Trobe and the proposed yet troubled W Hotel development at 20-30 Bourke Street.

<h2>Future impositions?</h2>

It can be argued that as long as strong overseas sales underpin the local apartment market, then the current upward development trend will continue as developers seek new site acquisitions. A prime case in point sees the recent listing of <a href="http://www.realcommercial.com.au/property-land+development-vic-melbourne-501229863">168 Exhibition Street</a> by CBRE as offered for sale with a Peddle Thorp development scheme, including a 54 level mixed-use development. 168 Exhibition is symptomatic of the current East End dynamic where bigger is better, but what price for heritage considerations?

The question must be asked: will the influx of many thousands of new residents place too great a burden upon existing infrastructure? Certainly East End has inherent street level qualities and character devoid in areas such as Southbank, and finds itself closer to essential services, amenity and the general 'buzz' of Melbourne. Could existing transport infrastructure be the area most imposed upon by a surging East End population?

A clear positive of Melbourne's East End development surge would be the influx of people, particularly in the commercial dominated areas of Collins &amp; Bourke Street. The resultant surge of residents would serve to activate many after-hour 'dead' spots and encourage new retail/entertainment opportunities to flourish where there were previously none; in effect bolstering and expanding City of Melbourne's <a href="http://www.melbourne.vic.gov.au/COMMUNITYSERVICES/COMMUNITYSAFETY/Pages/24HourCitypolicy.aspx">24 Hour City</a> policy into the eastern reaches of the CBD.

If only a crystal ball were handy to assess whether eastern promises would translate into East End realities!

Lead image courtesy Ryan Seychell.
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