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>
No <a href="/tag/super-tuesday">Super Tuesday</a>-like announcement in sight but State Planning Minister Matthew Guy has in recent days approved six additional towers throughout inner city Melbourne.

The Australian Financial Review has today reported the approval of three key projects: 888 Collins Street in Docklands, 2 Riverside Quay on Southbank and 499 St Kilda Road.

Additionally Minister Guy announced via twitter that 9 Mackenzie Street, 605 Lonsdale Street and 28-66 Dorcas Street have also been approved.

2 Riverside Quay aside, the five remaining projects are largely residential and represent an additional 2,187 apartments into Melbourne's development pipeline. Of those residential projects approved, Lend Lease's 888 Collins Street and Far East Consortium's The Fifth at 605 Lonsdale Street have already moved to registration and sales.

Recently Mirvac Group snared PriceWaterhouseCoopers as tenant for the forthcoming 20,000 square metre 2 Riverside Quay commercial development, increasing the likelihood that three of the six projects outlined today will advance to construction this financial year.

Details on each project can be viewed by clicking the Apartments.com.au Project Database links below.
</body></html>

silvermb

Six towers approved for Melbourne

<html><body>
A solid year for development proposals fronting Albert Park Lake continues with the much anticipated 77 Queens Road with City of Port Phillip for assessment. Likewise for site proponent Southlink Developments who add 77 Queens Road to their <a href="/developments/melbourne-vic">Sovereign Blackburn</a> and <a href="/buildings/claremont-manor-7-claremont-street-south-yarra">Claremont Manor</a> apartment developments, both of which are currently at sales.

Contrary to varying media reports that suggested an Elenberg Fraser scheme associated with the site's sale during 2013 would proceed to sales, Southlink have instead chosen Fender Katsalidis to create a new tower for their next Melbourne foray.

<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/image3277q.jpg" rel="gallery-all" title="Old and new. Images courtesy elenberg Fraser and Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="201" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image3277q.jpg?itok=YNWdmQUc" title="Old and new. Images courtesy elenberg Fraser and Fender Katsalidis" width="580"></a>

<figcaption>Old and new. Images courtesy Elenberg Fraser and Fender Katsalidis</figcaption></figure><h2>77 Queens Road Summary</h2>

<ul>
<li>2,329 sqm site</li>
	<li>Currently a low-rise, 1960's apartment block of 36 apartments</li>
	<li>15 metre setback to Queens Road at ground level</li>
	<li>Proposed 13 level complex @ 41.9 metres</li>
	<li>160 apartments</li>
	<li>178 car parking spaces and 181 bicycle spaces</li>
	<li>GFA 12, 364.44sqm</li>
</ul>
<h2>An unmistakable imprint</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/image34w_0.jpg" rel="gallery-all" title="Images courtesy Fender Katsalidis and Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="464" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image34w_0.jpg?itok=ZzkvsH2W" title="Images courtesy Fender Katsalidis and Ryan Seychell" width="580"></a>

<figcaption>Images courtesy Fender Katsalidis and Ryan Seychell</figcaption></figure>The casual observer wouldn't be mistaken for assuming Fender Katsalidis have merely melded two of their successful recent projects together in creating 77 Queens Road. Straight lines and funny angles are alive and well as this application draws upon the best of both <a href="/news">108 Flinders Street</a> and Canberra's NewActon Nishi (above left and right).

Perhaps Fender Katsalidis have stumbled upon a winning formula of confluence which yields both commercial and aesthetic returns? Regardless external finished will see blue/grey vision and spandrel glazing, clear balustrades, coloured precast panels in addition to dark window frames and louvres.

<h2>Internal arrangement</h2>

The majority of apartments are arranged in a herringbone pattern where possible to take in an Albert Park Lake and Bay aspects, with the remainder toward Queens Lane presented in a more conventional format. Single bedroom apartments will be centralised along the Queens Lane frontage while dual bedroom apartments run through the mid levels, with all three bedroom abodes holding frontage to Albert Park Lake along the buildings western flank.

Apartment breakdown will see the following numbers: 20 one-bedroom, 24 one-bedroom + study, 76 two-bedroom, 26 one-bedroom + study, 14 three-bedroom.

<h2>Ground plane</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_8739.jpg" rel="gallery-all" title="Ground level. Image courtesy Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="249" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_8739.jpg?itok=QcDJUjZn" title="Ground level. Image courtesy Fender Katsalidis" width="580"></a>

<figcaption>Ground level. Image courtesy Fender Katsalidis</figcaption></figure>As with many buildings fronting Queens Road, generous setbacks are the norm which allow for an expansive usable space if so desired. A porte-cochere layout addressing Queens Road is included, similar to many developments nearby, including the neighbouring Monarc apartment project.

A central passage will bisect 77 Queens Road at ground with a host of communal facilities holding sway, whilst services are clustered to the most innocuous quadrant. Oculus have devised the landscape solution which will feature outdoor terraces, bluestone paving, outdoor dining/seating and green privacy screens over ground and the level 9 setback.

<h2>Project team</h2>

<ul>
<li>Developer: Southlink</li>
	<li>Architect: Frender Katsalidis</li>
	<li>Planning: URBIS</li>
	<li>Project Management: PDS Group</li>
	<li>Services: WSP Group</li>
	<li>Structural Engineer: Robert Bird Group</li>
	<li>Traffic: Traffix Group</li>
	<li>Building Surveyor: BSGM Consulting Building Surveyors</li>
	<li>Waste: Leigh Design</li>
	<li>Landscape: Oculus</li>
	<li>ESD: Ark Resources</li>
</ul>
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Southlink lodge plans for 77 Queens Road

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The wraps are off what is the third coming for a Southbank development site perched above the Kings Way overpass. Now known as Bellla Apartments, the site has seen two high-profile failures in getting a residential development out of the ground.

Initially designed by Crone Partners for Wadhawan Group / DEC, the scheme saw planning approval granted during 2012 for a tower of 207 apartments. Labelled as Verge, the 32-level project also would have also housed 39 car spaces, 102 bicycles spaces, and a residents gym.

<blockquote>
Its vibrant façade screens the car parking beyond and delivers an interesting, rhythmic pattern to those using Kings Way and when viewed approaching from the east. The obtuse corner to the site has been embraced as a tool to define an important city block and to guide the building’s façade around the corner. The building then sets back along City Rd to reinforce the existing planning parameters.

The tower’s elegance is reinforced by its slender proportions and the subtle variation across the main facades. The bold, dark, solid façade elements make a dramatic statement, whether viewed during the day or at night.
<cite>Crone Partners</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/image9bella.jpg" rel="gallery-all" title="A reworked initial concept delivered as Bella Apartments. Images courtesy Crone &amp; Salvo Property Group"><img alt="" class="image-article-full-width-580px" height="394" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image9bella.jpg?itok=qflvpF2e" title="A reworked initial concept delivered as Bella Apartments. Images courtesy Crone &amp; Salvo Property Group" width="580"></a>

<figcaption>A reworked initial concept delivered as Bella Apartments. Images courtesy Crone &amp; Salvo Property Group</figcaption></figure>Amidst a swirl of media attention and sizeable sporting sponsorships, history will show Wadhawan Group / DEC's grand plans for Melbourne which involved three separate projects going to sales (including the sprawling 1,200 apartment <a href="/new-apartments/400-430-city-road-southbank">400 City Road</a> project) simultaneously amounted to little more than the mid-rise <a href="http://www.decaustralia.com.au/cms-projects/elan.php">Elan</a> project in South Yarra.

Some time later 608 Property Group signage appeared over the site hoardings. Although 608 Property Group had successfully delivered the high-rise Tiara project nearby, ultimately the development firm mirrored the rapid rise and fall of its Director, once more plunging the project into obscurity and buyers into another period of uncertainty.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_8244.jpg" rel="gallery-all" title="The current state of play"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_8244.jpg?itok=G9cKqpNZ" title="The current state of play" width="580"></a>

<figcaption>The current state of play</figcaption></figure>Site works commenced early last year, although the site has laid dormant for the best part of twelve months to date. In the interim established property player and Melbourne-based Salvo Property Group had assumed control over the project, labelling it Bella Apartments.

With tower footings in place, mass design adjustments have been avoided, rather a tweaking of the external finishes has occurred with the addition of two extra levels. It's understood Urban Design Architects have been tasked with augmenting the initial design, continuing a partnership with Salvo which has yielded multiple residential towers in the past.

Turquoise highlights have been applied to the podium and tower; in conjunction with the marketing material, the turquoise elements and name changed have served to differentiate the current proposal from past failed incarnations. Brookfield Multiplex have added Bella to their building Melbourne construction roster, with works expected to restart shortly for the project with a varied history.
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Third time lucky for 248 City Road

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With winter all but a memory the season to get out and about is upon us. Judging by the sheer volume of new additions to the Apartments.com.au <a href="/developments" target="_blank">Project Database</a> developers have the same notion in mind.

Within the last week or so in near enough to 30 residential apartment developments have been added to the Project Database, signifying the next push of medium and high-density projects into the Melbourne market. Shown below are a selection of newly added projects:

<h2>North and West Melbourne running hot</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/image53nwm.jpg" rel="gallery-all" title="Rosslyn Street, Courtney Place and Shiel Street. Images courtesy Hartland, Hayball and Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image53nwm.jpg?itok=ItrF7lF2" title="Rosslyn Street, Courtney Place and Shiel Street. Images courtesy Hartland, Hayball and Fender Katsalidis" width="580"></a>

<figcaption>Rosslyn Street, Courtney Place and Shiel Street. Images courtesy Hartland, Hayball and Fender Katsalidis</figcaption></figure>In addition to a handful of high-rise apartment towers subject to future articles, North and West Melbourne continue to bubble away with apartment projects coming thick and fast. Entered into the Apartments.com.au project database in recent days have been three projects.

<a href="/new-apartments/north-melbourne-vic-3051">1 Shiel Street</a> sees an existing scheme of six levels expanded to ten with the capacity for 46 dwellings while <a href="/new-apartments/north-melbourne-vic-3051">143-147 Rossly Street</a> is also a revised application seeking approval for a six level development. Most unassuming is <a href="/new-apartments/68-courtney-street-north-melbourne" target="_blank">68-74 Courtney Place</a> in North Melbourne which due to its depth has seen a Hayball design of some 80 apartments put forward.

<h2>GURNER™ add to their development stock</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/image52gurner.jpg" rel="gallery-all" title="74 Eastern Road, Ikebana and Stanley Street. Images courtesy GURNER™"><img alt="" class="image-article-full-width-580px" height="489" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image52gurner.jpg?itok=jx7f_IIF" title="74 Eastern Road, Ikebana and Stanley Street. Images courtesy GURNER™" width="580"></a>

<figcaption>74 Eastern Road, Ikebana and Stanley Street. Images courtesy GURNER™</figcaption></figure>Two projects have recently been submitted for approval by GURNER™. <a href="/buildings/74-eastern-road-south-melbourne" target="_blank">74 Eastern Road</a> and <a href="/buildings/28-stanley-street-collingwood">24-28 Stanley Street Collingwood</a> would add 130 apartment between the two, with GURNER™ describing 74 Eastern Road as "An amazing scheme." These two join <a href="/buildings/ikebana-130-dudley-street-west-melbourne" target="_blank">Ikebana West Melbourne</a> which will see the release of 248 additional apartments into the market shortly.

<h2>The drawn-out Waterfront Place</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/image55fk.jpg" rel="gallery-all" title="The Fender Katsalidis concept design for Waterfront Place"><img alt="" class="image-article-full-width-580px" height="244" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image55fk.jpg?itok=IwU7CXhP" title="The Fender Katsalidis concept design for Waterfront Place" width="580"></a>

<figcaption>The Fender Katsalidis concept design for Waterfront Place</figcaption></figure>Kuwaiti-backed Action Group Australia have held the prime Port Melbourne site for some time. Enlisting Fender Katsalidis, an initial 30 level wave-like development was proposed, subsequently falling in height to 19 levels, 13 levels and now a 10 level proposal which is entered into the database. With the approvals process resembling a melodrama, the most recent <a href="/new-apartments/1-11-waterfront-place-port-melbourne" target="_blank">1-11 Waterfront Place</a> looks to have lost a significant amount of design flair.

City of Port Phillip have indicated this scheme too will not find favour.

<h2>Into the north</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/image56nth.jpg" rel="gallery-all" title="St George, Hive Thornbury and 602 Doncaster Road. Images courtesy MAP Architecture, ROTHELOWMAN &amp; ITN"><img alt="" class="image-article-full-width-580px" height="488" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image56nth.jpg?itok=y3q1jtxj" title="St George, Hive Thornbury and 602 Doncaster Road. Images courtesy MAP Architecture, ROTHELOWMAN &amp; ITN" width="580"></a>

<figcaption>St George, Hive and 602 Doncaster. Images courtesy MAP Architecture, ROTHELOWMAN &amp; ITN</figcaption></figure>The suburbs aren't without a swag of projects, with locales such as Preston, Doncaster, Essendon and Northcote delivering more residential projects into the Apartments.com.au database. Shown above is St George at 64 St Georges Road Northcote and Hive at 630 High Street Thornbury.

Recently added but known of for some time is <a href="/new-apartments/602-630-doncaster-road-doncaster" target="_blank">602-630 Doncaster Road</a> which after initially finding no favour with local council won approval at VCAT, further adding to Doncaster's impressive stock of residential apartments.

Lead image courtesy Alan Lam.
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Scores of new residential developments enter the Urban.com.au database

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It's always somewhat concerning when the heart of any sub-precinct is defined by two large open air car parks, and this is the case at Essendon Station, within the greater Essendon Junction precinct. Conversely the opportunity exists to transform said car parks into a worthwhile urban experience if the process is handled correctly.

Owner VicTrack considers the land around Essendon Station surplus, indicating that the land parcels should be developed and in the process remove Melbourne's 18th worst level crossing at Buckley Street by sinking Essendon Station. As was <a href="http://www.theweeklyreviewmooneevalley.com.au/story/1231678/essendon-level-crossing-removal-hinges-on-talks/">reported last year</a> VicTrack is heading toward a policy of linking with private developers in order to facilitate development of underutilised tracts of land.

<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/image76ess.jpg" rel="gallery-all" title="Excerp from Property Council of Australia's 20 Projects publication"><img alt="" class="image-article-full-width-580px" height="371" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image76ess.jpg?itok=6TaIPng5" title="Excerp from Property Council of Australia's 20 Projects publication" width="580"></a>

<figcaption>Excerpt from Property Council of Australia's 20 Projects publication</figcaption></figure>Essendon Station as the focal point of Essendon Junction was also earmarked as one of Victoria's 20 best investment sites as seen in the graphic above, according to the Property Council of Australia. The 2.5 hectares available for development could have an end value of $250 million with a mix of uses.

City of Moonee Valley in their 2012 Draft Structure Plan below clearly outline the dual expansive blue car parks abutting Essendon Station. According to the most recent planning application for Essendon Junction, maximum heights of 39 metres or 13 levels are expected at the heart of the wider Essendon Junction area.

<blockquote>
The Essendon Junction area is nominated as a Neighbourhood Activity Centre in the Moonee Valley Planning Scheme. State Government planning policy requires activity centres like Essendon Junction to operate as vibrant hubs containing a mix of residential dwellings, shops, services and public transport.

Once completed, the Structure Plan will provide a long term vision for future growth and development within Essendon Junction. It will be used to guide major changes to land use, built form, transport, community services and open space within the centre over a 20 year timeframe.
<cite>Essendon Junction Draft Plan 2012</cite>
</blockquote>

It seems all parties are in furious agreement when it comes to redeveloping Essendon Station, yet the policies to facilitate this have either not been implemented or acted upon.

<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/image73han.jpg" rel="gallery-all" title="Built form typologies map. Image courtesy Hansen Partnership"><img alt="" class="image-article-full-width-580px" height="375" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image73han.jpg?itok=yFnAPeOn" title="Built form typologies map. Image courtesy Hansen Partnership" width="580"></a>

<figcaption>Built form typologies map. Image courtesy Hansen Partnership</figcaption></figure>As it stands all the development action lies at the fringes of Essendon Junction and further north along Mt Alexander Road as developments of 4-10 levels have been approved or completed in a steady procession. The currently under construction 20 Napier Street was recently joined by a new planning application located at 952-960 Mt Alexander Road, at the hands of a private developer.

952-960 Mt Alexander Road looks to take advantage of its elevated position by delivering an eight level apartment block on the periphery of the Essendon Junction area, yet still having tram, train and bus and retail all within walking distance.

<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/image75ess.jpg" rel="gallery-all" title="952-960 Mt Alexander Road. Image © 11 Dimensions"><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image75ess.jpg?itok=183LTON_" title="952-960 Mt Alexander Road. Image © 11 Dimensions" width="580"></a>

<figcaption>952-960 Mt Alexander Road. Image © 11 Dimensions</figcaption></figure><h2>952-960 Mt Alexander Road summary</h2>

<ul>
<li>Site: 1,077sqm, currently a low-rise commercial buildings</li>
	<li>Proponent: Rafina Port Pty Ltd</li>
	<li>Architect: <a href="http://www.11dimensions.com.au/home">11 Dimensions</a>
</li>
	<li>8 levels at 27.4 metres</li>
	<li>58 apartments: 1x1BR/53x2BR/4x3BR</li>
	<li>63 car parks, 28 bike spaces &amp; 2 retail tenancies</li>
</ul>
<h2>Comment</h2>

The announcement signaling intent to move on development air rights above a select few Melbourne rail stations was made at the beginning of 2013, Essendon included. That nothing has been said or done publicly since says much for the speed at which bureaucracy works and for the ease in which words without context can be so easily forgotten.

Generally, established private sector developers will realise a project at a far greater speed than government could expect to, and Essendon Junction is shaping to be a prime example. Sites surrounding Essendon Station are steadily falling under the developers touch (as expected) but Essendon Station itself - the heart of Essendon Junction - is going nowhere fast.

Off the top of my head the only property development successfully delivered in recent times by VicTrack (in a development agreement with Consolidated Properties) was <a href="http://www.ikonapartments.com.au/team.php">Ikon Glen Waverley</a> which incidentally sold out in the first weekend of sales. Surely the time is now to spread that successful policy/formula elsewhere!
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Working from the outside in at Essendon Junction

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An apartment sales campaign looks imminent for one of Melbourne's more contentious and long lasting development sites, referred to as Nelson Place. In recent weeks Dalton Consulting Engineers have been appointed to handle civil infrastructure matters and the like whilst Icon Construction currently have phase one of what will be known as <a href="http://waterlineplace.com.au/" target="_blank">Waterline Place</a> listed online as an active construction tender.

Comprising 83 apartments and two retail tenancies, the initial development phase will include a six level SJB Architects-designed complex as seen below. The completed development will potentially see 20 level towers and in excess of 800 dwellings.

<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/image24will.jpg" rel="gallery-all" title="Stage One of Waterline Place features an apartment building of 83 dwellings. Image courtesy Icon Construction"><img alt="" class="image-article-full-width-580px" height="357" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image24will.jpg?itok=KU2lnICc" title="Stage One of Waterline Place features an apartment building of 83 dwellings. Image courtesy Icon Construction" width="580"></a>

<figcaption>Stage One includes 83 apartments. Image courtesy Icon Construction</figcaption></figure><h2>Site History</h2>

Formerly the Port Phillip Woollen Mills, the site is bound by Nelson Place (north), Kanowna Street (east), Cecil and Aitken streets (south) and Ann Street (west). Carrying a handful of historic structures, the development site has been subject to a decade of wrangling between Hobsons Bay City Council, the Save Williamstown action group and proponent, Evolve Development.

The long-running saga prompted developer Ashley Williams to deliver this broadside in response to the development and parking concerns raised by opposing bodies:

<blockquote>
A bunch of what I'd say are fairly selfish established residents, who have benefited from property price rises, make it very hard for developers to respond to that demand. They forget that the changes that led to the parking issue have meant that there are more people around, more cafes, the place is a more vibrant retail centre, the supermarket and greengrocer open later, so you can't have it both ways.
<cite>Ashley Williams, "<a href="http://www.news.com.au/finance/real-estate/developer-furious-at-selfish-residents/story-fndbarft-1226586508083">Developer furious at 'selfish' residents</a>" (news.com.au), February 27, 2013</cite>
</blockquote>

It was argued by Save Williamstown that the development would:

<ul>
<li>Destroy heritage</li>
	<li>Be situated too close to the shipyards</li>
	<li>Be situated too close to Mobil MHF(includes feeder arms on jetty, pipelines &amp; tank farm with tanks up to 40m diameter) and fuel importation ships flagged overseas</li>
	<li>Destroy nationally significant jobs</li>
	<li>Overwhelms local schools, child care and community services</li>
	<li>Make Williamstown less family friendly</li>
	<li>Overburden roads and traffic</li>
	<li>Lead to tourists being squeezed out of the peninsula</li>
</ul>
Ultimately VCAT ruled in favour of the development as was <a href="http://williamstown.starcommunity.com.au/star/2013-01-15/development-upheld/" target="_blank">reported during January 2013</a>, dismissing a number of gauzy claims above.

<h2>Staged development</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image29will.jpg" rel="gallery-all" title="Images courtesy Lovell Chen &amp; Save Williamstown"><img alt="" class="image-article-full-width-580px" height="317" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image29will.jpg?itok=fVOxuPqu" title="Images courtesy Lovell Chen &amp; Save Williamstown" width="580"></a>

<figcaption>Images courtesy Lovell Chen &amp; Save Williamstown</figcaption></figure>The overall site is broken into 14 separate lots according to the graphic above. <a href="http://www.savewilliamstown.net/" target="_blank">Save Williamstown</a> provides a concise summary of events and applications to date, where Stage One will involve Lots 1,2 and 3 with permitted plans allow for the demolition of the 1800's Oriental Hotel and provision for 142 dwellings by way of apartments and townhouses.

Lot 2 situated on the Nelson Place and Ann Street intersection holds the 6-storey apartment building which rises 19.6 metres above ground. Hobson Bay City Council's Built Form Outcomes seeks “A prominent building which provides emphasis to the corner of Nelson Place and Ann Street” and “A building that incorporates innovative façade articulation and limited sheer walls.” Vertical louvres look to be design response.

Subsequent stages are expected to see building heights rise to 9 levels, with the potential for multiple 20 level apartment towers considered likely for latter stages of the project. Expected to stretch toward 2020, the overall program is envisaged to deliver 700 apartments and 100 townhouses, although given the size and elongated delivery period for Waterline Place final numbers are unknown.
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Williamstown's contentious Nelson Place sails toward construction

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Media circles last week reported that Melbourne CBD's tallest tower (to date) had received planning approval. With news of the revised planning application <a href="/news/the-dawn-of-a-new-age-and-melbournes-new-tallest-building" target="_blank">first broken by Urban.com.au</a> during November last year, recent reporting of approval for 250 Spencer Street relates to the site masterplan. In effect, approval for an overarching development envelope rather than the final design.

Indeed approval has been given for four towers of between 205 and 300 metres in height, although the ultimate design for each has yet to be submitted. What is known is architecture firm Cottee Parker will deliver near on 3,000 apartments and two hotels of some 488 rooms over the four towers.

<a href="http://www.afr.com/p/business/property/new_melbourne_skyscrapers_approved_2FE9rMf2vSkp83L8dLVOYI" target="_blank">As reported</a> in the Australian Financial Review last week, Far East consortium have secured Ritz-Carlton to anchor the premium hotel space, located within the top 15 levels of the tallest, 300 metre tower.

With the final design not yet submitted for approval, a grainy yet excellent indicator was included in developer Far East Consortium's newly published 2014 Annual Report. The hulking towers seen below dwarf neighbouring northern residential developments, and bare a strong resemblance to the <a href="/news">endorsed masterplan concept</a>.

<figure><img alt="" height="572" src="/sites/urbanmelbourne.info/files/pictures/article-images/image2250s.jpg" title="The expected development? Image sourced via the FEC Annual Report" width="454"><figcaption>The expected development? Image sourced via the FEC Annual Report</figcaption></figure><blockquote>
In June 2013, the Group acquired another piece of land (known as 250 Spencer Street Site), located next to the Upper West Side development with site area of approximately 1.176 hectares. 250 Spencer Street Site is currently with a planning permit for residential development with a total sellable area of approximately 2.2 million sq. ft.

The project is expected to consist of approximately 3,000 residential apartments and will be developed in phases.
<cite>Far East Consortium 2014 Annual Report</cite>
</blockquote>

As outlined within the statement above, Far East Consortium aren't strangers to delivering large-scale projects as directly opposite the company has recently released for sale <a href="/news/the-fifth-605-613-lonsdale-street-melbourne" target="_blank">The Fifth</a>. Its 399 apartments join the 2,207 existing/under construction apartments of Upper West Side for a staggering total of 2,606 dwellings over five towers. All five residential buildings were also conceived by Cottee Parker.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_6987.jpg" rel="gallery-all" title="Piling work along the southern boundary"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_6987.jpg?itok=wUdnC0ev" title="Piling work along the southern boundary" width="580"></a>

<figcaption>Piling work along the southern boundary</figcaption></figure>Currently 250 Spencer Street resembles a bomb site of sorts as Guilfoyle Demolition reduce The Age's former citadel to little more than dust. While demolition continues, a piling rig has also been plying its trade onsite implying that at the very least Far East Consortium intend to waste no time emulating the success of Upper West Side.
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Far East Consortium's massive 250 Spencer Street design unveiled?

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Pace Development Group currently have a planning application before City of Port Phillip for a prized Fitzroy Street, St Kilda site which the prolific developer reportedly paid in excess of $17 million for during the course of 2013. Previously home to the Australian Institute of Management, the existing office block at 181 Fitzroy Street is set to make way for a sizeable building of 177 apartments.

Incidentally 181 Fitzroy Street joints four other Pace Development Group projects within a short distance of St Kilda Junction, enforcing perceptions that the precinct is currently in the midst of an apartment surge.

<h2>Project summary</h2>

<ul>
<li>181 Fitzroy Street, St Kilda, currently a six level office building</li>
	<li>Proposed 12 level apartment building at 38.7 metres</li>
	<li>2,146sqm site with expected GFA of 22,010sqm</li>
	<li>60 metre frontage to Fitzroy Street</li>
	<li>177 apartments: 70 * 1BR/1+study, 100 * 2BR/2+study, 7 * 3BR</li>
	<li>5 level basement car park for 177 vehicles and 55 bicycles</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_7662.jpg" rel="gallery-all" title="181 Fitzroy Street's southern facade. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_7662.jpg?itok=CA9CdoV_" title="181 Fitzroy Street's southern facade. Image courtesy SJB" width="580"></a>

<figcaption>181 Fitzroy Street's southern facade. Image courtesy SJB</figcaption></figure>Likely to target owner-occupiers, the SJB-designed building will carry amenities over level 8 including a gym, lounge and terrace area. The Fitzroy Street frontage will hold three retail tenancies and residential lobby while the site's rear to Pattison Street will also maintain three pedestrian entrances and vehicle access.

Each apartment has either a balcony or terrace included while 28 single bedroom + study apartments have been designed to be converted into two bedroom dwellings if demand dictates.

<blockquote>
The building consists of separate built forms including the main built form and its recessed light weight upper level. The building is well articulated and incorporates a range of quality materials and finishes including precast concrete, masonry cladding, glazing, dark metal cladding, galvanised metal mesh and timber batten screens.
<cite>Urbis Planning Report</cite>
</blockquote>

<h2>Five on St Kilda Junction</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/image19pdg.jpg" rel="gallery-all" title="Pace Development Group's contribution to the Junction precinct"><img alt="" class="image-article-full-width-580px" height="425" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image19pdg.jpg?itok=dYrsWX89" title="Pace Development Group's contribution to the Junction precinct" width="580"></a>

<figcaption>Pace Development Group's contribution to the Junction precinct</figcaption></figure>181 Fitzroy Street joins another Pace Development Group project currently at planning, albeit with City of Stonnington. According to the Stonnington Planning Register, <a href="/buildings/george-windsor-1-peel-street-windsor">46-48 Punt Road</a> has gone to appeal due to Stonnington's failure to determine within the prescribed time limit; an appeal hearing date is listed for Monday 29th September.

Directly opposite 46-48 Punt Road, construction has begun on another Pace Development Group project, <a href="/buildings/henry-windsor-2-henry-street-windsor">Henry Windsor</a> while <a href="/buildings/the-icon-6-st-kilda-road-st-kilda">The Icon</a> at 18 levels is in many ways the development firm's flagship project and well into construction. Rounding out the group is <a href="http://www.allureapartments.com.au/">Allure</a> which was completed the best part of a year ago.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_0357.jpg" rel="gallery-all" title="Henry Windsor to the fore with Icon beyond"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_0357.jpg?itok=IuBUHI6e" title="Henry Windsor to the fore with Icon beyond" width="580"></a>

<figcaption>Henry Windsor to the fore with Icon beyond</figcaption></figure>Should the two projects at planning reach reality, Pace Development Group would have contributed near on 500 new dwellings to the St Klida Junction precinct, making it a honey pot for the bayside-based developer.

<h2>181 Fitzroy Street development team</h2>

<ul>
<li>Developer: Pace Development group</li>
	<li>Architect: SJB</li>
	<li>Planning: Urbis</li>
	<li>Heritage: Bryce Raworth</li>
	<li>Sustainability: SDC</li>
	<li>Services: MacCormack</li>
	<li>Traffic: Ratio</li>
	<li>Consulting engineer: Brogue</li>
</ul>
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Setting the Pace at St Kilda Junction

<html><body>
City of Port Phillip's planning department is currently juggling a healthy number of high-density planning applications as land owners and developers seek to push through the next wave of apartment development. At varying stages of the planning process, the projects listed below would add 405 new dwellings to the municipality with South Melbourne and St Kilda the suburbs of choice.

With six of the smaller current planning applications highlighted, a handful of larger planning applications before City of Port Phillip will feature on Apartments.com.au in coming weeks.

<h2>240-242 Dorcas Street, South Melbourne</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/image11dorcas.jpg" rel="gallery-all" title="Image © Rothe Lowman"><img alt="" class="image-article-full-width-580px" height="312" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image11dorcas.jpg?itok=yUo1jqYg" title="Image © Rothe Lowman" width="580"></a>

<figcaption>Image courtesy Rothe Lowman</figcaption></figure>Online documents have indicated a Notice of Decision to Grant a Permit be issued for 240-242 Dorcas Street, pending the implementation of a number of amendments. One such amendment requires the deletion of one level and addition of an upper level setback, as the proposal contravenes a discretionary height limit of 23.5 metres.

<ul>
<li>Proponent: unknown</li>
	<li>Design: Rothe Lowman</li>
	<li>Eight levels at 23.95m</li>
	<li>48 apartments</li>
</ul>
<h2>274-278 Coventry Street, South Melbourne</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/image15copp.jpg" rel="gallery-all" title="Image © Interlandi Mantesso"><img alt="" class="image-article-full-width-580px" height="252" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image15copp.jpg?itok=HWBpGzVr" title="Image © Interlandi Mantesso" width="580"></a>

<figcaption>Image courtesy Interlandi Mantesso</figcaption></figure>A revised planning application, Interlandi Mantesso have returned to City of Port Phillip after a VCAT appeal lodged by the development team found no favour. The current application decreases the buildings height from ten levels (30.8m) to seven (21.5m), while also increasing setbacks from the street. The two current buildings are deemed worthy of demolition, with Interlandi Mantesso also providing an enhanced street frontage.

A Notice of Decision to Grant a Permit has also been put forward by the City of Port Phillip Statutory Planning Committee.

<ul>
<li>Proponent: Twenty Ninth Macorp Nominees Pty Ltd</li>
	<li>Design: Interlandi Mantesso</li>
	<li>Seven levels at 21.5m</li>
	<li>43 apartments</li>
</ul>
<h2>244-246 Dorcas Street, South Melbourne</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/image16copp.jpg" rel="gallery-all" title="Image courtesy Hassell Studio"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image16copp.jpg?itok=1R_eO2g8" title="Image courtesy Hassell Studio" width="580"></a>

<figcaption>Image courtesy Hassell Studio</figcaption></figure>Jewel as Evolve Development have christened it, is open to registrations of interest via the project's website. Valued at $45 million, the seven level block which is slated for completion during 2016 replaces an earlier 10 level scheme.

Holding a mixture of one and two bedroom luxury apartments, Evolve have positioned the development at the luxury end of the market as evidenced by utilising Hassell Studio for the design.

<ul>
<li>Developer: Evolve Development</li>
	<li>Design: Hassell Studio</li>
	<li>Seven levels at 20.7m</li>
	<li>61 apartments</li>
</ul>
<h2>245-249 St Kilda Road, St Kilda</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_7646copp.jpg" rel="gallery-all" title="Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_7646copp.jpg?itok=JuHbe0ID" title="Image courtesy Plus Architecture" width="580"></a>

<figcaption>Image courtesy Plus Architecture</figcaption></figure>This mixed-use proposal seeks to replace a low-rise commercial complex currently onsite. With a GFA of 17,842 the Plus Architects-designed project would feature 87 single bedroom and 53 dual bedroom apartments in addition to a separate three level commercial building. Holding 92 metres of street frontage the project also includes a sizeable central courtyard.

More images of this proposal can be seen in the dedicated <a href="/news">St Kilda forum thread</a>.

<ul>
<li>Proponent: Tony Train &amp; Aroona Property Trust</li>
	<li>Design: Plus Architecture</li>
	<li>Eight levels at 29.1m</li>
	<li>140 apartments &amp; 3,495sqm commercial space</li>
</ul>
<h2>63-73 Fitzroy Street, St Kilda</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/view-2-e1387337959876_1.jpg" rel="gallery-all" title=" Image courtesy Cactus Architects"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/view-2-e1387337959876_1.jpg?itok=ds5pSZo6" title=" Image courtesy Cactus Architects" width="580"></a>

<figcaption>Image courtesy Cactus Architects</figcaption></figure>Cactus Architects have conceived this project as a replacement for the current 1957-dated Easystay motel onsite. Containing 21 single bedroom and 42 dual bedroom apartments, the development includes basement car parking and provision for 40 bicycles.

Interestingly enough an open air car park will be maintained (albeit smaller) at the rear of the site, should it gain approval.

<ul>
<li>Proponent: Renzella Group Property</li>
	<li>Design: Cactus Architects</li>
	<li>Six levels at 18.7m</li>
	<li>63 apartments</li>
</ul>
<h2>31-33 Park Street, South Melbourne</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/image17copp.jpg" rel="gallery-all" title="Image courtesy Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="427" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image17copp.jpg?itok=LwqOOQIW" title="Image courtesy Fender Katsalidis" width="580"></a>

<figcaption>Image courtesy Fender Katsalidis</figcaption></figure>Fender Katsalidis have created an 11 level development on behalf of their client, covering a site area of 405sqm. 50 one and two bedroom apartments constitute the living spaces with seven basement levels accessed via car stacker forming part of the capacity for 30 vehicle and 58 bicycle spaces.

A setback of 2.5 metres is implemented over levels 3-10, while a 106sqm retail space is available at ground level.

<ul>
<li>Proponent: Greg Hocking Pty Ltd</li>
	<li>Design: Fender Katsalidis</li>
	<li>Eleven levels at 34.8m</li>
	<li>50 apartments</li>
</ul>
</body></html>

City of Port Phillip fielding planning applications from all directions

<html><body>
Keen observers would have noted the increased media attention surrounding Melbourne-based property developer Golden Age in the lead up to the official launch of their most notable project, the gleaming Victoria One on Elizabeth Street. An informative piece on company head Jeff Xu was published last week in the <a href="http://www.afr.com/p/business/property/melbourne_property_king_jeff_xu_6ZcdmWQNMcJVSstdILZqPI" target="_blank">Financial Review</a>, outlining the rise and rise of both man and company as Golden Age continues to assert itself upon the Melbourne property scene.

From their first modest development of some three levels in Box Hill completed three short years ago, Golden Age have since delivered the 32 level mixed-use 27 Little Collins Street and have witnessed their most recent project, the 20 level <a href="/buildings/emerald-35-albert-road-south-melbourne" target="_blank">Emerald</a> apartment development, reach structural completion in recent weeks.

At the Victoria One launch evening last week, the affable Jeff Xu announced that the soaring tower had financing in place after reaching 60% sales and that a preferred builder had been chosen. Probuild has the task of delivering the 75 level, 241 metre tower from late 2014 , marking the firm's tallest build to date.

<h2>Victoria One at a glance</h2>

<ul>
<li>$350 million dollar project</li>
	<li>115 one bedroom apartments, 482 two bedroom and 32 three bedroom apartments split across a 75 level tower</li>
	<li>Podium apartments feature featuring in-built planting boxes overflowing with greenery</li>
	<li>Apartment sizes range from 41sqm to 91sqm</li>
	<li>One bedroom apartments from $370,000 up to minimum 890,000 fro a three bedroom apartment</li>
	<li>Completion due 2017</li>
</ul>
A technical overview of the project can be seen in an associated <a href="/news/victoria-one-452-elizabeth-street" target="_blank">planning assessment article</a>.

<h2>Ins and Outs</h2>

Leading global colour systems firm Pantone in choosing emerald green as their <a href="http://au.pantone.com/pages/index.aspx?pg=21055" target="_blank">colour of the year</a> provided the following description: "Lively. Radiant. Lush… A color of elegance and beauty that enhances our sense of well-being, balance and harmony." The same could be said for Victoria One's facade as project architect Elenberg Fraser have designed a unique tower which will change consistently as light and shade and traverse the facade.

This is of course due to the prominent silver-white metallic fins cascading down this façade, thus "Creating curves and peeling away at the corner of Elizabeth and Franklin Streets."

A benefit of the curtain facade sees all apartments feature floor to ceiling windows, allowing for excellent natural light penetration. Wintergardens are included, featuring operable windows and built-in breakfast bars which is a bonus not generally included within contemporary designs. Customised lighting, wallpaper, hardware and bathroom accessories are available, while the dual available colour schemes coupled with timber flooring throughout add an earthy feel to internals. This earthy feel in turn flows into the communal 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/victoria_one_hero_external_render.jpg" rel="gallery-all" title="Victoria One Melbourne. Image © Golden Age"><img alt="" class="image-article-full-width-580px" height="1134" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/victoria_one_hero_external_render.jpg?itok=ZVnMcSvd" title="Victoria One Melbourne. Image © Golden Age" width="580"></a>

<figcaption>Victoria One Melbourne. Image © Golden Age</figcaption></figure>Victoria One will include a pool, spa, gym and indoor/outdoor entertaining area over level nine. Featuring landscaping and barbecue areas, the podium-top facility is designed to reflect the beaches and rockpools of the coast. Elsewhere the residents facility on level 40 provides two resident lounges, double dining rooms and poker play facilities for private events.

As has become common over Melbourne's taller residential towers of late, an entire floor at a lofty height has been seeded to a communal residents-only retreat. Level 66 is home to the exclusive One Club, a lounge area consuming the entire floor and inspired by the beauty of the Yarra Valley according to Golden Age.

<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/vic5.jpg" rel="gallery-all" title="Victoria One's austere yet sophisticated swimming pool"><img alt="" class="image-article-full-width-580px" height="593" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/vic5.jpg?itok=LSCbAfhT" title="Victoria One's austere yet sophisticated swimming pool" width="580"></a>

<figcaption>Victoria One's austere yet sophisticated swimming pool</figcaption></figure><h2>A golden year indeed</h2>

The new year will herald the arrival of Golden Age's latest development, a preliminary render of which is seen below. According to <a href="http://www.smh.com.au/business/property/st-kilda-road-office-space-is-being-turned-into-homes-by-developers-20140513-387rm" target="_blank">Business Day</a>, 450 St Kilda Road was purchased during April, and has since seen Golden Age act briskly to facilitate a Bates Smart-designed tower of 19 levels.

227 luxury apartments are slated for the project that will have an approximate market value of $180 million. The not yet submitted for planning approval scheme sees a streamlined residential building curving mildly away fom the abutting historic Airlie Mansion.

The location and ever increasing prowess of Golden Age should ensure the immediate success of 450 St Kilda Road upon release.

<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/photo111.jpg" rel="gallery-all" title="A pre-planning render for 450 St Kilda Road"><img alt="" class="image-article-full-width-580px" height="790" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/photo111.jpg?itok=YNTp_uap" title="A pre-planning render for 450 St Kilda Road" width="580"></a>

<figcaption>A pre-planning render for 450 St Kilda Road</figcaption></figure>
</body></html>

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