Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Joel Robinson

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

[smartcode_project_cta:default project_id=135546]

Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

First look: Ceerose doubles down in Leichhardt with adaptive reuse of former warehouse site

Architeria Architects

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A litmus test beckons for <a href="/new-apartments/reservoir-vic-3073">Reservoir</a> as the suburb's largest apartment release becomes reality.

<a href="/new-apartments/the-plenty-residences-830-plenty-road-reservoir">The Plenty Residences at 830 Plenty Road</a> has progressed to marketing, with the release of the first stage of the project's 347 dwellings across the site which sits atop the Summerhill Village Precinct.

Reservoir's largest apartment development, The Plenty Residences represents what developer <a href="/developers/jlf-property-group">JLF Property Group</a> hopes is the end game for the site which has changed hands and seen various proposals over the best part of a decade.

Apartments, townhouses and commercial suites constitute the project, with multiple buildings set around a central green space.

<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/image6_16.jpg" rel="gallery-all" title="Green space is key to the project. Image: Architeria Architcts"><img alt="" class="image-article-full-width-580px" height="553" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image6_16.jpg?itok=bIBF1Q9t" title="Green space is key to the project. Image: Architeria Architcts" width="580"></a>

<figcaption>Green space is key to the project. Architeria Architects/JLF Property Group/FKD</figcaption></figure><a href="/architects/architeria-architects">Architeria Architects</a> have conceived The Plenty Residences, having previously worked with JLF Property Group at the documentation stage of Central Avenue Apartments in Box Hill.

On tailoring The Plenty Residences to meet current market demands in a suburb not given to such large apartment projects, Architeria Architects Managing Director Mel Gawi provided the following:

<blockquote>
The partnership in this project was based on open and flowing communication, hours of lengthy discussions, often after hours; all  to achieve the best outcome for the project.

The Plenty Residences has gone through intensive  design development where buildability was significantly improved. This was achieved by Architeria Architects  in collaboration with mechanical and services engineers, as well as the Client Group.

The apartments have been designed to cater for both investors and owner occupiers, and there is a vast diversity of apartment types. The Plenty residences offer a mix of 1, 2 and 3 bedroom apartments plus 17 townhouses along with 11 commercial suites.

The apartments enjoy 360 degree views – city and mountain views, and the apartments have been designed to best capture them.
</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/v09_penthouseliving.jpg" rel="gallery-all" title="Uninterrupted views will be a key selling point. Image: Architeria Architects"><img alt="" class="image-article-full-width-580px" height="315" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/v09_penthouseliving.jpg?itok=ZXxFs35i" title="Uninterrupted views will be a key selling point. Image: Architeria Architects" width="580"></a>

<figcaption>Uninterrupted views will be a key selling point. Image: Architeria Architects/JLF Property Group/FKD</figcaption></figure>With no comparative apartment development in Reservoir, The Plenty Residences is expected to become a recongisable landmark upon completion.

<blockquote>
Dynamic forms and shapes creating a strong sense of address; twisted cubes representing falling dices.

A rhapsody of architectural elements; purple reflection, bold curves and  crisp white cubes harmoniously braking up the façade together with earthy concrete and elegant touches of metal cladding. All elements are in a perfect balance that allows each part of the building to  become a hero in its own right.
</blockquote>

In adjoining suburbs <a href="/new-apartments/bundoora-vic-3083">Bundoora</a> and <a href="/new-apartments/preston-vic-3072">Preston</a>, various apartment developments have taken root. Reservoir's comparatively late arrival on the apartment scene can in part be attributed to alack of sizeable developable sites.

According to Forecast ID, the 2017 population forecast for Reservoir is 52,215. The Plenty Residences will considerably bolster the suburb's population upon its completion.
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silvermb

Reservoir enters the fray with The Plenty Residences

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Two highly prominent locations are now free to host substantial residential buildings after receiving planning approval in recent days.

VCAT has green-lighted St Kilda's tallest development to date at 8-12 Punt Road while Darebin City Council were satisfied with the merits of what is set to become Reservoir's biggest apartment development at 830 Plenty Road.

8-12 Punt Road, which is also referred to as One St Kilda Junction first <a href="/news/st-kilda-junction-subject-to-its-biggest-development-yet">appeared on Urban.com.au during February</a>, with subsequent planning movements landing the Plus Architecture-designed tower at VCAT.

For its part, City of Port Phillip's <a href="https://jaagstkilda.files.wordpress.com/2012/10/cpp-punt-8-12-1227-2015-delegate-report.pdf">report for VCAT</a> determined that it had made the decision to refuse the application based upon the development unreasonably impacting the amenity of the immediate and wider neighbourhood. This can be read as an overdevelopment of the subject site.

In response, <a href="https://www.propertyobserver.com.au/http://www5.austlii.edu.au/au/cases/vic/VCAT/2016/1396">VCAT's decision</a> was to approve the project which consists of a main 26 level tower, with a smaller 10 level extension to its east. In total 203 apartments will be serviced by 397 car spaces across seven basement 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/image1_5.jpg" rel="gallery-all" title="One St Kilda Junction. Image: Plus Architecture"><img alt="" class="image-article-full-width-580px" height="436" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image1_5.jpg?itok=gjbqshaE" title="One St Kilda Junction. Image: Plus Architecture" width="580"></a>

<figcaption>One St Kilda Junction. Image: Plus Architecture</figcaption></figure>On the opposite side of town, 830 Plenty Road was issued a permit yesterday for an expansive multi-building apartment development. Dubbed <a href="http://www.architeria.com.au/reservoir-reflection-star-island">Star Island</a> and conceived by Architeria Architects, final numbers for the project will see 338 apartments and townhouses, in addition to commercial and retail spaces.

Submitted for approval during June of 2015, 830 Plenty Road had been subject to numerous proposals prior to the current iteration headed by Architeria Architects.

Three separate apartment buildings will front Plenty Road, with a fourth building and 17 townhouses nested in behind.

The expansive 10,194sqm site coupled with its elevated position and low-rise surrounds allows Star Island to hold a very pronounced position along one of Melbourne's major northern transport corridors.

<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/1507_reservoir_front_architeria_architects_email_1.jpg" rel="gallery-all" title="Star Island. Image: Architeria Architects"><img alt="" class="image-article-full-width-580px" height="327" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1507_reservoir_front_architeria_architects_email_1.jpg?itok=eGjljuLS" title="Star Island. Image: Architeria Architects" width="580"></a>

<figcaption>Star Island. Image: Architeria Architects</figcaption></figure>
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Two major residential projects receive approval

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Glen Waverley is on the cusp of realising a handful of higher density projects within its designated activity centre. The tempered flow of projects doesn't necessarily correlate to the underlying demand for apartments within the suburb, if apartment projects such as Ikon and Galleria are any example.

Both managed to sell in near record time, with the latter selling <a href="http://www.plusarchitecture.com.au/plus-glen-waverley-tower-galleria-sells-100-apartments-in-90-minutes/">100 apartments in 90 minutes</a>.

So demand is present and the structure plan is in place. Can Glen Waverley reach the heights of more established suburbs such as Box Hill and Doncaster, in terms of higher density living?

<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/gall.jpg" rel="gallery-all" title="Gone, gone… Galleria. Image: Plus Architecture"><img alt="" class="image-article-full-width-580px" height="335" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/gall.jpg?itok=GgqMGyh2" title="Gone, gone… Galleria. Image: Plus Architecture" width="580"></a>

<figcaption>Gone, gone… Galleria. Image: Plus Architecture</figcaption></figure>Essentially no, not to the same degree.

Box Hill is the unequivocal gorilla of the eastern suburbs apartment market for both number of projects and their sheer size; three more residential projects due to enter the Apartments.com.au Project Database will push Box Hill past 30 separate current projects. Doncaster too, punches hard with 22 separate listings. Lower in height yet denser is the order of the day on Doncaster Hill.

Glen Waverley, on the other hand, is shaping as a secondary eastern suburbs apartment hub, similar in many ways to Ringwood.

Peruse the respective structure plans and Ringwood's <a href="http://www.ringwoodgoingplaces.com.au/ImageLibraryAssets/Resources/040816%20Final%20Report%20August%202004.pdf">Transit City Study Area</a> is discernibly larger than the <a href="http://www.monash.vic.gov.au/files/assets/public/building-amp-planning/monash-structure-plans/glen-waverley-principal-activity-centre-structure-plan.pdf">Glen Waverley Activity Centre Structure Plan</a>. It seems the demand is present within Glen Waverley, but the availability of land holdings ripe for higher density development may not be.

That's not to say Glen Waverley won't be without some landmark developments. In addition to <a href="/buildings/sky-garden-235-springvale-road-glen-waverley">The Glen's redevelopment</a> which will deliver hundreds of new apartments, City of Monash has identified the Central Car Park site as an ‘Opportunity Site’ which is mandated to host a tower in excess of 10 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/image3jtx.jpg" rel="gallery-all" title="JTX International's Glen Waverley bid. Image: JTX International"><img alt="" class="image-article-full-width-580px" height="334" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image3jtx.jpg?itok=lrl21Kyj" title="JTX International's Glen Waverley bid. Image: JTX International" width="580"></a>

<figcaption>JTX International's Glen Waverley bid. Image: JTX International</figcaption></figure>Seen above is <a href="http://www.jtx.com.au/project/town-centre-glen-waverley/">JTX International's bid for the Central Car Park</a>. In addition to residential towers, a new town square, library and community meeting spaces are likely to be built in accordance with Council's wishes.

While City of Monash have yet to endorse a preferred bid publicly, the above scheme may give an indication as to what can be expected. It shapes as Glen Waverley's defining development.

In terms of what has actually entered planning, the most recent Glen Waverley high-density project currently before the City of Monash is <a href="https://youtu.be/n4OfREEe9Eg">15-17 Marriott Parade</a>, with the combined site selling for a record residential sales price of over $7 million.

The 2,169sqm plot is now subject to a four-level planning application with 63 apartments included, split between one and two bedroom options. Located on the periphery of the Glen Waverley Activity Centre, 15-17 Marriott Parade is opposite both the Ibis Hotel and City of Monash's headquarters.

<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/architeria_front_01-1.jpg" rel="gallery-all" title="A rendered 17 Marriott Parade, Glen Waverley. Image: Architeria Architects"><img alt="" class="image-article-full-width-580px" height="241" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/architeria_front_01-1.jpg?itok=PCRCa-Je" title="A rendered 17 Marriott Parade, Glen Waverley. Image: Architeria Architects" width="580"></a>

<figcaption>A rendered 15-17 Marriott Parade, Glen Waverley. Image: Architeria Architects</figcaption></figure>Mel Gawi of Architeria Architects provided the following comments regarding 15-17 Marriott Parade:

<blockquote>
Architeria Architects were engaged to design apartments on this site and the brief was to create a stunning new landmark for Glen Waverley.

The design has allowed for soft and curvy corners, enhancing the principles of Feng Shui. Further, the building is shaped as a number 8, a prosperous number, as the two curves meet in the middle to expand along the sides. The internal courtyard allows for natural cross ventilation throughout all the apartments and creates an oasis for the residents to enjoy.

It has been an absolute pleasure to design an apartment building of this nature. As the site sits on the fringe of all activity, I believe the architecture will not only blend in with the higher density buildings across the road, but be a positive contribution to Glen Waverley in general.
<cite>Mel Gawi, Principal, Architeria Architects</cite>
</blockquote>
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Could Glen Waverley emerge as another eastern suburban apartment hub?

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Long thought of as a site prime for high-density development, 830 Plenty Road is again subject to a planning application which would radically alter the local landscape should it gain approval. The 10,194sqm land parcel atop Reservoir's Summerhill Village currently sees a variety of vacant low-rise buildings languishing onsite, with all set to make way for 326 dwellings.

Project manager and development manager Ouson Group is behind the proposal which would see four separate apartment buildings delivered along with 17 townhouses under the moniker Reservoir Reflection.

<h2>830 Plenty Road planning application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image10_1.jpg" rel="gallery-all" title="Aerial perspective of the intended development. Image courtesy Architeria Architects"><img alt="" class="image-article-full-width-580px" height="277" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image10_1.jpg?itok=Ez80YU9U" title="Aerial perspective of the intended development. Image courtesy Architeria Architects" width="580"></a>

<figcaption>Aerial perspective of the intended development. Image courtesy Architeria Architects</figcaption></figure><ul>
<li>Application lodged 29th June with Darebin City Council</li>
	<li>Site area: 10,194sqm</li>
	<li>Four apartment buildings of up to 12 levels</li>
	<li>326 apartments: 73*1BR, 15*1BR+S, 194*2BR, 24*2BR+S, 20*3BR</li>
	<li>391 basement car park spaces &amp; 106 bicycle spaces</li>
	<li>Retail and recreational uses at ground level</li>
</ul>
<h2>Design impetus</h2>

Urban.com.au spoke with project point Architeria Architects to gain an insight into Reservoir Reflection:

<blockquote>
Our response to the clients's brief to develop this site, situated next to a recently developed shopping precinct, was to exceed their expectations by designing a landmark apartment complex which includes over 320 apartments and townhouses along with over 1000 Sqm of retail and commercial space.

Communal areas such as a swimming pool, lush landscaped gardens, barbecue and play areas, all enrich the compound. Reservoir Reflection is aiming to introduce signature architecture to the rapidly growing and changing suburb of Reservoir in Melbourne. A rhapsody of architectural elements and materials create an exciting mix of twisted cubes, glass curtain walls, metal cladding and coloured concrete.

My vision was inspired by the movement of waves and their reflection. I pictured falling dices wrapping along Plenty Road, creating that landmark for Reservoir.
<cite>Mel Gawi, Principal Architect, Architeria Architects</cite>
</blockquote>

Key to the design is a reflective purple facade band which is designed to stand out as the signature element of the proposal. Loosely designed in a horseshoe configuration, the buildings surround an internal amenities area which are akin to resort facilities in their design and quality.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image11_2.jpg" rel="gallery-all" title="Artist's impression of the facade treatment. Image courtesy Architeria Architects"><img alt="" class="image-article-full-width-580px" height="321" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image11_2.jpg?itok=I4CeqFOm" title="Artist's impression of the facade treatment. Image courtesy Architeria Architects" width="580"></a>

<figcaption>Artist's impression of the facade treatment. Image courtesy Architeria Architects</figcaption></figure><h2>Second time lucky</h2>

The site in question does have a planning history with approval in recent years for a Fender Katsalidis-designed dual tower scheme. Consisting of 294 dwellings and with the taller tower at 16 levels, the Fender Katsalidis design would have seen 273sqm or retails space and 424 car parking spaces included.

Both the initial Fender Katsalidis design and current Reservoir Reflection represent a marked change to the character and scale of the locality, although Reservoir Reflection's development team have held design meeting with Darebin City Council prior to it's submission in the hope of expediting the planning process.

With 326 dwellings included, Reservior Reflection shapes as one of suburban Melbourne's larger apartment projects, and one that would sit prominently atop the Summerhill Village precinct.
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Reservoir Reflection one of suburban Melbourne's largest proposals

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Since the late 2000s there has been an exceptional rise in completions of high-rise apartments with most of them located in the CBD and inner city. To say that there has been a boom in apartment construction is to put it mildly; the number of skyscrapers and high rise buildings are changing the look of the Melbourne skyline.

According to a survey by City of Melbourne's “<a href="https://www.melbourne.vic.gov.au/BuildingandPlanning/FutureGrowth/Documents/future_living_discussion_paper.pdf">Future Living, City of Melbourne</a>,” the City of Melbourne's residential population since 2001 has approximately doubled to over 100,000 residents who are attracted to its services, conveniences, lifestyle, education and work opportunities. By 2031, it is estimated that an additional 42,000 homes will be built within the municipality to house an additional 80,000 people.

Besides catering for the increasing number of residents, the positive side effect of the boom is without doubt the amount of new jobs that are generated. According to the study students made up 48% of the population in 2006 and 42% of the population in 2012.

Dr Wilson, senior economist of the Domain Group states that "Melbourne's inner suburbs have the best prospects of growth because of the shortage of property there; particularly higher-density property and the aspiration of living in those areas." He states further that despite the high unemployment figures, the undersupply of inner-suburban housing - a market that is relatively immune to underperformance of the local economy - is expected to push prices growth above the city average.

The number of overseas investors, in particular Asian investors, has made it possible to change the look of the city in terms of higher density developments and high rise towers in a short period of time.

With the increasing number of tower approvals and high rise approvals in the inner city, there have been some concerns about the size of apartments and the design quality expressed by planners and architects as well as the public. There has been a predominance of one and two bedroom apartments with the number of three bedroom apartments in the minority, with percentages as low as five per cent or less. This makes it difficult for families to find apartments in the inner city. Not only have the number of apartments raised concerns, but also the size of them in that they tend to be on the smaller side.

These concerns create a reasonable challenge for architects and planners to solve. The importance of a well-designed high density development calls out for creativity; creating affordable apartments that allow for diverse needs via a well thought of design. Creativity is not necessarily limited to something that looks good but also means planning with thought and passion with the aim to satisfy both the needs of the residents as well as developers.

People should have the right to high living standards. As Melbourne has ranked as the world’s most liveable city four years in a row, the boom of high rise apartments should not compromise that title.

We believe that it is our responsibility as architects not only to create beautiful architecture, but to satisfy the needs of the residents. It should also be something that different stake holders and key people in the process should aim to work together to achieve. This would include investors, developers, planners and varying Government bodies and authorities.

Developing guidelines that work for the benefit of the city as a whole as well as for the individual is, in our opinion, a step forward when it comes to Urban Planning Schemes in Melbourne. The growth of Melbourne needs to be encouraged and the housing needs of increasing number of population need to be met.

Some of the most basic needs of human beings are the feeling of safety, sense of being a part of a bigger picture or a community and having the option of privacy. Most humans also have a very similar sense of beauty and aesthetics.

These are all design objectives that need to be taken in to consideration when creating high density living.

Research from the United Kingdom indicates that density may be less significant to resident satisfaction than the type of dwelling, the characteristics of the neighbourhood and the facilities and services provided within easy access from the home (London School of Economics and Political Science, 2002).

This could mean that walkways, court yards, open spaces and the layout of the apartments could have far more significance than thought.

It's fair to say that Melbourne's landscape is changing with the associated change in population, a mixture of development types has become more in demand than ever before. Additionally factors such as public transport, proximity to amenities and activities are the factors that will increasingly determine how we want to live.

We believe that the diversity in apartment types and layouts, combined with attractive community amenities is the right approach. Enhanced life styles can be achieved by offering recreational areas such as gymnasiums and swimming pool as a part of the design. Basement or underground car parks are another way of effective and safe design. Inner city living does not need to mean cramped living and compact could be synonymous to clever.

The use of assorted construction materials is not only vital in the perspectives of the aesthetics but can help creating sustainable living. Double glazed windows and cross ventilation for energy efficiency is one example.

Good design incorporates all different aspects of the residents needs and allows for diversity. We at Architeria Architects are up for the challenge and excited to be a part of building Melbourne, our liveable city through the coming years.

Kate Gawi is the Co-Founder of Architeria Architects and will be a semi-regular contributor on Apartments.com.au. Along with Principal Architect Mel Gawi they lead the team at <a href="http://www.architeria.com.au/">Architeria Architects</a> which has a rapidly expanding workbook of Melbourne projects.
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