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>

Joel Robinson

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

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

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

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

Bottega House secures landmark riverfront site in St Lucia 

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

SIERA kicks off construction at Northcliffe tower Exhale

Local Little Bay residents, along with buyers from premium postcodes across Sydney’s affluent Eastern Suburbs, have dominated purchases in developer-builder Urban Property Group’s first Eastern Suburbs apartment development, <a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a>.

The $250 million coastal project, one of the first new developments in the area in several years, has proven particularly popular with downsizers, especially those from Coogee and Bondi. One Double Bay downsizer paid $4.7 million for a four-bedroom penthouse, setting a new local apartment price record in the process.

Buyers have been attracted to the combination of coastal tranquillity, premium design and amenity-rich neighbourhood living. The walkable village setting, along with proximity to three of Sydney’s leading golf courses, New South Wales Golf Club, St Michael’s Golf Club and The Coast Golf Club, has also been a key drawcard.

[smartcode_project:default project_id=112343 project_image_fid=352689]

Built across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/hill-thalis-architecture-urban-projects-pty-ltd">Hill Thalis</a> and set along a lush, landscaped green spine, designed by leading landscape architect <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, ESTE Little Bay offers a collection of one, two, three and four-bedroom residences with interiors by Richards Stanisich.

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> Sales Director, Tom McIvor said the response to ESTE has been "nothing short of extraordinary."

“Buyers have been quick to recognise ESTE as a rare opportunity to invest in a coastal sanctuary that offers both seclusion and connectivity to the heart of Sydney,” McIvor said.

[smartcode_project:default project_id=112343 project_image_fid=352687]

<a href="https://www.apartments.com.au/project-marketer/srm-residential">SRM Residential</a> Senior Director, <a href="https://www.apartments.com.au/project-marketer/srm-residential">Clayton Ross</a> said the local market has responded incredibly well, driven by ESTE’s exceptional location and the rarity it offers.

“We’ve seen strong interest from a variety of buyer groups, all of whom are drawn to the exclusivity and quality of the build and construction by the 4.5-star iCIRT-rated builder / developer, Urban Property Group. There’s truly nothing else like it along Sydney’s coastline.”

[smartcode_project:default project_id=112343 project_image_fid=352690]

The project also includes robust buyer protections, including Resilience Insurance’s Latent Defects Insurance, providing 10 years of structural cover, and an independent iCIRT-rating of the developer.

“The iCIRT-rating adds another layer of confidence,” Ross added. “Buyers see it as a safeguard for their investment and their lifestyle.” A highlight of ESTE’s offering is its exclusive wellness amenities, including a heated rooftop infinity pool and outdoor heated spa, a state-of-the-art Technogym fitness centre, and a sauna.

<a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a> is topped out and is on track to complete towards the end of 2026, with residents moving in before Christmas.

[smartcode_project_cta:default project_id=112343]

Eastern Suburbs buyers snap up ESTE Little Bay apartments

Bates Smart

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Three years after its completion, 171 Collins Street has achieved a milestone by becoming the first building in Victoria to notch a 6 Star NABERS Energy rating. In doing so it becomes only the second commercial office buildings in Australia to gain the rating.

Jointly owned by Cbus Property and Charter Hall, 171 Collins Street's gong is in line with the objectives of City of Melbourne's concerted sustainable building push which in part encourages developers, building owners and facility managers to constructing or retrofit their buildings in order to become as efficient as possible.

Built by Brookfield Multiplex, 171 Collins Street is the design work of Bates Smart with engineering by Umow Lai. In taking the 6 Star NABERS Energy rating, the commercial tower achieved its target of emitting 50% less greenhouse gases than a building with a 5 Star rating; a 5 star rating was long considered the benchmark for contemporary sustainable office buildings.

<h2>Sustainability features</h2>

<ul>
<li>9 storey glass atrium that maximises natural light</li>
	<li>Floor to ceiling double glazing with thermal insulation to help maintain occupant comfort</li>
	<li>High-performance ceramic fritted glass façade to reduce heat gain and glare</li>
	<li>Dedicated waste storage area for separation, collection and recycling</li>
	<li>Advanced rainwater and greywater reuse system</li>
	<li>Highly flexible under-floor air distribution system for superior indoor air quality</li>
	<li>Highly optimised lighting design with extensive controls for occupancy and daylight harvesting</li>
	<li>Energy-efficient fixtures and fittings</li>
	<li>Low-VOC and formaldehyde emissions</li>
	<li>Premium end-of-trip facilities with 280 bicycle spaces, showers, change rooms and lockers</li>
	<li>Destination controlled lift systems</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/mayfair_exterior_ret_v3_vers_a_2500px.jpg" rel="gallery-all" title="171 Collins Street from above. Image: Cbus Property"><img alt="" class="image-article-full-width-580px" height="772" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mayfair_exterior_ret_v3_vers_a_2500px.jpg?itok=BwFtZRbB" title="171 Collins Street from above. Image: Cbus Property" width="580"></a>

<figcaption>171 Collins Street from above. Image: Cbus Property</figcaption></figure>What these sustainability features equate to, relative to a 5 star rated building, is a real world saving of more than 1.3 million kilograms of carbon dioxide per annum, or put differently 568,000 litres of petrol or the annual energy use for 139 homes. 171 Collins Street's 6 Star NABERS Energy rating is in addition to the development being awarded a 6 Star Green Star As Built Office V2 rating by the Green Building Council of Australia. The latter was done so with a record score on the rating scale.

Additionally, 171 Collins Street features an Australian-first ceiling tile system that absorbs office pollutants and creates a healthier office environment for workers. The development also includes a greywater treatment program that collects used water from the end-of-trip facilities for reuse throughout the building’s cooling towers and toilets, allwoing for a 90% offset of the cooling towers’ water consumption.

The building's radiant cooling and heating system and an under-floor air distribution network also provides an energy efficient thermal outcome internally.

<h2>What the say</h2>

<blockquote>
171 Collins Street is a lighthouse example of how premium grade buildings can deliver architectural beauty, world leading sustainability and exceptional occupant amenities without compromise.

It is a true 21st century workplace and embodies all that we strive to achieve at Cbus Property in delivering projects that are of international architectural value and achieve exceptional environmental outcomes. This milestone caps off several years of dedication by the entire project team as well as 171 Collins Street’s tenants in delivering and maintaining a truly green and sustainable building.
<cite>Adrian Pozzo, Chief Executive Officer, Cbus Property</cite>
</blockquote>

<blockquote>
We are very pleased with the performance of 171 Collins Street. It is a building that continues to be recognised for its innovation in sustainability and we hope sets the benchmark for the industry into future.

It has been a terrific effort to get to where we are today and key to that has been ensuring all team members, contractors and tenant customers share our vision to create a sustainable workplace
<cite>Adrian Taylor, Head of Office, Charter Hall</cite>
</blockquote>
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silvermb

171 Collins Street achieves a 6 Star Victorian first

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Last Friday Apartments.com.au was on hand to view the last concrete pour for what has rapidly become one of Melbourne's more pronounced skyscrapers.

With the final floor of 35 Spring Street's 43 levels now in place, the process of fitting out the luxury residences within will continue at pace, with an eye toward a 2017 completion date. The $350 million development is the result three of Melbourne's elite development entities joining forces; developer Cbus Property, architects Bates Smart and builder Brookfield Multiplex.

35 Spring Street's prominent position led Bates Smart to create a tower with a skin based on fabric patterns, or that of ashlar patterning found in masonry walls. The result is now on display for all to see, with the facade rapidly approaching the tower's peak.

Positioned by Cbus Property at the time of launch as an elite apartment tower containing 270 dwellings, the final number of dwellings shrunk considerably to 242, owing to the merging and customisation of apartments as requested by purchasers.

<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_7541.jpg" rel="gallery-all" title="35 Spring Street as seen from Flinders Lane"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_7541.jpg?itok=zfkr3K9u" title="35 Spring Street as seen from Flinders Lane" width="580"></a>

<figcaption>35 Spring Street as seen from Flinders Lane</figcaption></figure>Demolition works for the project began in 2013, with the core emerging above ground during May 2015 after extensive basement works.

Thereafter Brookfield Multiplex have taken the build to its current position which culminated in last Friday's final concrete pour, which was attended by Cbus Property CEO Adrian Pozzo, Cbus Super Chairman Steve Bracks, Lord Major Robert Doyle and a host of personnel attached to the project. Common to each speech delivered was the recognition of 35 Spring Street's high level of design merit, and the prominent position it finds itself in at the eastern edge of the CBD.

<blockquote>
This is an exciting time for Cbus Property as we near the successful completion of our first premium residential project in Melbourne’s CBD, setting a new benchmark for our current inner-city, high-end developments in East Melbourne and at 447 Collins Street.

There is a limited supply of premium residences in Melbourne and the popularity of 35 Spring St has confirmed a change in the way Australians regard inner city apartment living.
<cite>Adrian Pozzo, Chief Executive Officer, Cbus Property</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/bison_35spring_120816-18.jpg" rel="gallery-all" title="Lord Major Robert Doyle with Cbus's Steve Bracks and Adrian Pozzo. Image: supplied"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/bison_35spring_120816-18.jpg?itok=aWAbItas" title="Lord Major Robert Doyle with Cbus's Steve Bracks and Adrian Pozzo. Image: supplied" width="580"></a>

<figcaption>Lord Major Robert Doyle with Cbus's Steve Bracks and Adrian Pozzo. Image: supplied</figcaption></figure>As touched upon by Adrian Pozzo, September shapes as a big month for the developer with their premier development at 447 Collins Street kicking off.

A twelve month timetable will see demolition of the balance of the existing structure onsite, followed by site retention and excavation works. Beyond that point construction proper on Collins Arch as it will be known will begin in earnest. It along with Classic East Melbourne and 35 Spring Street form the backbone of Cbus Property's current push into the luxury apartment sector.

September will also see construction on another Cbus Property project begin, with Built. installed as head contractor for Volaire. Consisting of 154 apartments, Voliare will rise directly opposite North Melbourne Station.

<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_7540.jpg" rel="gallery-all" title="35 Spring Street at full height"><img alt="" class="image-article-full-width-580px" height="975" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_7540.jpg?itok=Hw6BTnyr" title="35 Spring Street at full height" width="580"></a>

<figcaption>35 Spring Street at full height</figcaption></figure>
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35 Spring Street marks its place in the skyline

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By both necessity and opportunity, the owners of Hotel Lindrum are seeking approval for a high-rise tower set behind their historic former Romanesque tea warehouse which fronts Flinders Street.

Entity TMG Developments Pty Ltd is pursuing the development in part due to Hotel Lindrum's pending loss of guest car parking in the adjoining multi-level car park which is subject to a development application. In addition to expanded hotel suites and residential apartments, guest car parking will be consolidated onsite under the proposal.

Bates Smart has conceived a slim tower of some 30 levels, substantially lower than the initial site application which called for 53 levels.

<h2>26-30 Flinders Street 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/image5lind.jpg" rel="gallery-all" title="Street level perspective of the proposed tower. Planning image: Bates Smart"><img alt="" class="image-article-full-width-580px" height="882" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image5lind.jpg?itok=uHLLjvwg" title="Street level perspective of the proposed tower. Planning image: Bates Smart" width="580"></a>

<figcaption>Street level perspective of the proposed tower. Planning image: Bates Smart</figcaption></figure><ul>
<li>Existing 5 storey Hotel Lindrum contains 59 suites</li>
	<li>Proposed 30 level mixed-use tower at 100 metres in height</li>
	<li>Hotel suites numbers expanded to 77</li>
	<li>62 residential apartments: 12 x 1BR, 36 x 2BR, 2 x 3BR, 12 x 4BR</li>
	<li>Total Gross Floor Area: 12,448 square metres</li>
	<li>Two basement levels</li>
	<li>1 podium restaurant space at 276 square metres</li>
	<li>Capacity for 80 bicycles and 38 vehicles in a Multiparker system</li>
</ul>
<h2>What remains of the existing structure</h2>

With over 100 years of history, the existing structure was best known as a billiard and snooker centre with the niece of champion billiard player Walter Lindrum managing the business, hence the Lindrum reference within the current name.

Heritage advisory Bryce Raworth prepared a Heritage Impact Analysis as a response to Council queries toward the development of the building which is included on the heritage overlay schedule of the Melbourne Planning Scheme as HO 1034.

Under current plans it's expected that the majority of the existing structure will be demolished for the proposed tower, with the southern facade to remain intact. Approximately half the eastern and western facades will remain as will limited interior walls according to plans.

<h2>53 levels at a stretch </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/image4lind.jpg" rel="gallery-all" title="Hotel Lindrum in its earlier, taller guise. Planning image: Bates Smart"><img alt="" class="image-article-full-width-580px" height="222" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image4lind.jpg?itok=8Bz3-uJE" title="Hotel Lindrum in its earlier, taller guise. Planning image: Bates Smart" width="580"></a>

<figcaption>Hotel Lindrum in its earlier, taller guise. Planning image: Bates Smart</figcaption></figure>The initial version of 26-30 Flinders Street was submitted during July 2015 with revised plans put forward in recent weeks. City of Melbourne found a number of issues with the original proposal which would have spanned 183.3 metres in height and included 143 residential apartments above 83 hotel suites.

A 'facaded' outcome and a deviation from "accepted conservation standards" were chief amongst Council's concerns, with a "significant height reduction, increased setbacks and refinements to the architectural treatment of the intermediate levels of the tower" included in the revised plans.

The current version also sees an increase in separation from the existing building to tower above by way of an expanded transitional design element separation the two.

<h2>It's a trend</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/image9_5.jpg" rel="gallery-all" title="Hotel developments proposed for significant locations"><img alt="" class="image-article-full-width-580px" height="220" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image9_5.jpg?itok=GGQZQkcH" title="Hotel developments proposed for significant locations" width="580"></a>

<figcaption>Hotel developments proposed for significant locations</figcaption></figure>Hotel Lindrum is the fifth significant building in the eastern reaches of the CBD to see new or expanded hotel facilities proposed. Whilst some projects have faltered, others are poised to advance.

Windsor Hotel and Bourke Street's Palace Theatre are the two highest profile projects, with both now free to pursue expanded or new hotel developments.

The proposed hotel above what was Rosati Restaurant at 95 Flinders Lane failed to eventuate whilst the most recent development incarnation of the Forum Theatre had its processing suspended midway through planning with City of Melbourne.
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Hotel Lindrum the latest to seek high-rise development 

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Another luxury residential development looks set to grace St Kilda Road with one of the boulevard's long standing office buildings set to make way for a mixed-use tower. Plans for the $155 million project show 424-426 St Kilda Road receiving a typically restrained and elegant Bates Smart-designed building consisting of both private and serviced apartments.

Lodged with Port Phillip mid year, the development team have since responded to council's request for further information for the project which holds a prominent corner position.

Given the site's size at 4,650sqm its use as a commercial building has allowed for large floorplates, although the trend of residential conversions along St Kilda Road suggested the relatively modest six level commercial building's days were numbered. Offered for sale some years ago the site was <a href="http://www.smh.com.au/business/highrise-tower-with-77-studio-suites-mooted-for-iloura-plaza-20150714-gibr8g">reportedly</a> purchased by Chinese investor Lixin Chen for $45 million at the time, with the developer now listed on the planning application as CBD-based CLL@AU Pty Ltd.

<h2>424-426 St Kilda Road application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image12_1.jpg" rel="gallery-all" title="Kings Way perspective of the intended tower. Image courtesy Bates Smart"><img alt="" class="image-article-full-width-580px" height="403" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image12_1.jpg?itok=qIjY1IhU" title="Kings Way perspective of the intended tower. Image courtesy Bates Smart" width="580"></a>

<figcaption>Kings Way perspective of the intended tower. Image courtesy Bates Smart</figcaption></figure><ul>
<li>Currently onsite: 6 level commercial building over a 4,650sqm site.</li>
	<li>Proposed 18 level tower at 58.45 metres</li>
	<li>Total GFA 55,496sqm</li>
	<li>145 dwellings: 32 x BR, 54 x 2BR, 55 x 3BR, 4 x Penthouses</li>
	<li>Apartment sizes between 59sqm and 270sqm</li>
	<li>150 serviced apartments: 45 x studio, 75 x 1BR, 30 x 2BR</li>
	<li>840sqm of retail space over three tenancies</li>
	<li>324 car parks and 114 bicycle bays within a three level basement</li>
	<li>Ground floor amenities and mid tower rooftop terrace</li>
	<li>Estimated development cost: $155 million</li>
</ul>
<h2>Presentation</h2>

<blockquote>
The proposed new mixed use building has been designed by Bates Smart Architects and will contribute to the evolving character of the western side of St Kilda Road through a design response of an exceptionally high architectural quality. The design will be complementary to the existing character of St Kilda Road and will be respectful to the adjoining properties that surround the subject site.

The survey provide by Madigan’s Surveyors confirms the overall height of the proposed building at 65 metres AHD is in compliance with the shrine vista height control formula.

The overall formal strategy is conceived as a series of stacked objects. The tower mass is lifted off the podium and adopts an exuberant form that opens the premium residential levels up to views and natural light. It celebrates the development’s corner position as a continuous fluid form with ends that from views to the north and east. The tower facade is comprised of a larger grid order with an infill of delicate screens
<cite>Urbis &amp; Bates Smart: Town Planning Report</cite>
</blockquote>

Residential amenity is also high with ground level facilities including a central garden, gym, pool, spa and sauna while level 8 features a roof terrace with outdoor landscaped space, shaded garden, an indoor dining space and kitchen.

<h2>Apartments rule the roost</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/image21_5.jpg" rel="gallery-all" title="Apartment buildings dominate St Kilda Road. Image courtesy Floodslicer"><img alt="" class="image-article-full-width-580px" height="345" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image21_5.jpg?itok=UOt-YScQ" title="Apartment buildings dominate St Kilda Road. Image courtesy Floodslicer" width="580"></a>

<figcaption>Apartment buildings dominate St Kilda Road. Image courtesy Floodslicer</figcaption></figure>424-426 St Kilda Road continues the steady decline of office space along St Kilda Road for the sake of luxury apartment developments. St Kilda Road has averaged one premium development per year over the past decade, with projects such as Yve, Balencia and Lucient considered some of Melbourne's finest apartment developments.

This of course does not take in to account surrounding strips such as Albert Road or Queens Road which are also in demand as high-rise residential locations, and which have also seen numerous apartment buildings added in recent years.

As for the current crop along St Kilda Road, Golden Age Group are at the forefront with <a href="/buildings/opera-450-st-kilda-road-melbourne">Opera</a> at sales and the former St Kilda Road Police Complex also in their keeping for a residential development. <a href="/new-apartments/new-charsfield-478-st-kilda-road-melbourne">New Charsfield</a> and <a href="/buildings/the-fawkner-499-st-kilda-road-melbourne">The Fawkner</a> are also at sales while 609 St Kilda Road and 619 St Kilda Road hold approval.

Rounding out the list is <a href="/buildings/parque-melbourne-555-st-kilda-road-melbourne">Parque</a> and which is under construction.

<h2>426 St Kilda Road development team</h2>

<ul>
<li>Developer: CCL @ AU Pty Ltd</li>
	<li>Architect: Bates Smart</li>
	<li>Building surveyor: PLP Building Surveyors</li>
	<li>Landscape architect: Taylor Cullity Lethlean</li>
	<li>Land surveyor: Madigan Surveying</li>
	<li>Planning consultant: Urbis</li>
	<li>Services &amp; ESD: Norman Disney &amp; Young</li>
	<li>Structural Engineer: Robert Bird Group</li>
	<li>Traffic Engineer: Traffix Group</li>
	<li>Waste consultant: Wastech Engineering</li>
</ul>
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Bates Smart's St Kilda Road endeavour

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Salta Property Group has opted to transform a site with approval for a 5 Star Green Star design rated ‘A Grade’ office building into premium apartments. Already heavily active within the Victoria Street Precinct which straddles both Richmond and Abbotsford, Salta have elected to add 109 high-end apartments on the site which faces the Victoria Gardens complex.

With basement works completed onsite some years ago, the site has languished thereafter while Salta has pursued surrounding apartment developments. Not having been able to secure a tenant for the commercial project, Salta initiated the residential application process with Yarra City Council in recent months.

Designed by Bates Smart, the building will present as a 'U' shaped structure with an adjoining mezzanine stair expected to lead to the bank of the Yarra River.

<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/image5_2.jpg" rel="gallery-all" title="Hero perspective of the intended development. Image courtesy Bates Smart"><img alt="" class="image-article-full-width-580px" height="328" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image5_2.jpg?itok=n0VDjf2r" title="Hero perspective of the intended development. Image courtesy Bates Smart" width="580"></a>

<figcaption>Hero perspective of the intended development. Image courtesy Bates Smart</figcaption></figure><h2>647-649 Victoria Street application summary</h2>

<ul>
<li>Corner of Victoria Street and Walmer Street.</li>
	<li>Vacant site with completed basement</li>
	<li>Site area of 3,500sqm with 62.18m frontage to Victoria Street</li>
	<li>10 level building at 39.05 metres in height</li>
	<li>109 dwellings: 44 x 1BR, 40 x 2BR, 25 x 3BR</li>
	<li>Apartments sizes from 53sqm to 154sqm</li>
	<li>179 on site car spaces and 30 bicycle spaces</li>
	<li>Porte Cochere, Pool/Gym/Sauna and lounge/library plus residential amenity areas included</li>
	<li>Walmer Plaza running to the river's edge</li>
	<li>Project cost: $55 million</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/image7_5.jpg" rel="gallery-all" title="The approved commercial building is now likely consigned to history. Image courtesy Colliers"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image7_5.jpg?itok=BfzFXuLx" title="The approved commercial building is now likely consigned to history. Image courtesy Colliers" width="580"></a>

<figcaption>The approved commercial building is now likely consigned to history. Image courtesy Colliers</figcaption></figure><h2>The insatiable appetite for Victoria Street Precinct apartments</h2>

Usurped by the current proposal, the approved office development who's permit would have expired during 2016 was to have seen 12,692sqm of office space added, in addition to a retail outlet and conference facility. The drift from commercial to residential use is not particularly surprising given the area's surrounding context.

Recent years have seen the completion of apartment projects by developers Fusion Property Group, Salvo and Hamton in addition to Salta which remains the biggest property player in the area. These various projects amount to a very substantial 1,818 dwellings being added to the precinct, in addition to 93 serviced apartments delivered by Salta and operated by Quest.

Salta also has the final stage of A Place To Live under construction with 63 apartments in tow while Hamilton Marino are working on Blue Earth Group's Playhouse apartment project with a further 310 dwellings under construction.

Furthermore Supply &amp; Co which is at sales will add another 139 apartments to the mix while numerous other projects are at planning assessment or approval.

<h2>Salta's shift to apartment 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/fqu_201404241.jpg" rel="gallery-all" title="Green Square is now part of the Victoria Street landscape"><img alt="" class="image-article-full-width-580px" height="379" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/fqu_201404241.jpg?itok=_g5xEJkj" title="Green Square is now part of the Victoria Street landscape" width="580"></a>

<figcaption>Green Square is now part of the Victoria Street landscape</figcaption></figure>Active across all sectors of development, Salta have made a concerted effort to bolster their residential pipeline for the coming years. Victoria Street Precinct will see two additional projects, with the second stage of Green Square diagonally opposite Victoria Gardens due to be released during 2016.

Also nearby in Salta's keeping is 25-35 River Boulevard with near on 500 dwellings approved. Elsewhere Salta have Essence South Yarra under construction, with 699 La Trobe Street, the Preston Market redevelopment and a joint venture with Asia One for 63 Exhibition Street set as forthcoming residential projects.
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Salta's Walmer project adds to the Victoria Street apartment surge

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In addition to news of a <a href="/news/a-new-melbourne-icon-squarely-in-minister-wynnes-hands-447-collins-street">new iconic design for 447 Collins Street</a>, last week also yielded additional information on a handful of other sizeable Melbourne residential developments.

Spanning four separate suburbs, the six proposals are all substantial towers with the smallest containing some 321 dwellings. All bar one of the six have been championed by established property players which maintain a national presence, and combined are capable of adding near on 3,000 new apartments into the Melbourne market.

See below an overview of the six projects which are at differing stages of the development process:

<h2>SKY ONE Box Hill - 545 Station Street, Box Hill</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/image9_2.jpg" rel="gallery-all" title="SKY ONE Box Hill. Image courtesy Golden Age Development Group"><img alt="" class="image-article-full-width-580px" height="349" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image9_2.jpg?itok=zXJGcpOU" title="SKY ONE Box Hill. Image courtesy Golden Age Development Group" width="580"></a>

<figcaption>SKY ONE Box Hill. Image courtesy Golden Age Development Group</figcaption></figure>The wraps are off Golden Age Group's newest project dubbed SKY ONE Box Hill. After picking up the approved development site in a recent sales campaign headed by CBRE, Golden Age Group have elected to rework the approved Buchan Group-designed 34 level tower.

In its place will stand a sleek 35 storey tower consisting of luxury apartment above retail uses across lower levels. Launching in the first quarter of 2016, SKY ONE Box Hill is a continuance of Golden Age Group's surge into the Melbourne apartment market which has yielded six high-rise projects in a few short years, including the under construction <a href="/buildings/victoria-one-452-472-elizabeth-street-melbourne">Victoria One</a> which will eventually stand at 241 metres.

<h2>Shadow Play - 105 Clarendon Street, Southbank</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image8_1.jpg" rel="gallery-all" title="Shadow Play's distinctive silhouette. Image courtesy Enrich Property"><img alt="" class="image-article-full-width-580px" height="363" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image8_1.jpg?itok=79079FuV" title="Shadow Play's distinctive silhouette. Image courtesy Enrich Property" width="580"></a>

<figcaption>Shadow Play's distinctive silhouette. Image courtesy Enrich Property</figcaption></figure>BPM revealed last week that Melbourne builder Icon Co will construct its marquee Southbank residential tower. Valued at $300 million and designed by Elenberg Fraser, Shadow Play is expected to reach completion in May 2018 following the commencement of demolition on the existing structures onsite.

Included are 475 one, two and three bedroom apartments serviced by 150 podium parking spaces and a 600 square metre communal space across level nine.

<h2>32-44 Flinders Street, 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/image10_5.jpg" rel="gallery-all" title="Further revised. Image courtesy SJB Architects"><img alt="" class="image-article-full-width-580px" height="402" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image10_5.jpg?itok=lLwKnD0x" title="Further revised. Image courtesy SJB Architects" width="580"></a>

<figcaption>Further revised. Image courtesy SJB Architects</figcaption></figure>DEXUS Property Group's first foray into the local residential market has gone through the approvals ringer with a redesign implemented which saw the initial proposal trimmed from 66 levels to 56, while the total number of dwellings has also fallen from 625 to 496.

Melbourne City Council planners have recommended objection based upon excessive height, inadequate setbacks and overshadowing although DEXUS's intentions will lie with the Minister for Planning as the gross floor area of the building proposed is in excess of the 25,000sqm benchmark.

<h2>295-309 King Street, 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/image11_4.jpg" rel="gallery-all" title="295-309 King Street. Image courtesy 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/image11_4.jpg?itok=gcAI9D3a" title="295-309 King Street. Image courtesy Plus Architecture" width="580"></a>

<figcaption>295-309 King Street. Image courtesy Plus Architecture</figcaption></figure>Also back under the gaze of Melbourne City Council is an application that first surfaced during October 2014. Council planners have recommended refusal for the tower based upon revised plans which were received on 14 October 2015 and which includes 440 apartments within a 215 metre tower.

Although the revised plans were submitted post the amendments to the Melbourne Planning Scheme which would consequently render the application invalid, its initial submission date during 2014 suggests it will likely be judged under the old planning provisions… or so the theory goes.

<h2>1 Collins Wharf, Docklands</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/image14_1.jpg" rel="gallery-all" title="Lend Lease's latest Docklands offering. Image courtesy The Australian"><img alt="" class="image-article-full-width-580px" height="327" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image14_1.jpg?itok=PF_du3JI" title="Lend Lease's latest Docklands offering. Image courtesy The Australian" width="580"></a>

<figcaption>Lend Lease's latest Docklands offering. Image courtesy The Australian</figcaption></figure>The Australian reported last week on Lend Lease's latest addition to Victoria Harbour is in the form of a Bates Smart-designed residential tower. Covering 28 levels and encompassing 321 dwellings the stepped tower will sit diagonally opposite Library at The Dock and will be a follow-up the the precinct's premier apartment projects Convesso and Concavo, also Bates Smart creations.

1 Collins Wharf will follow on from the current six residential towers that are under construction within Victoria Harbour as Lend Lease enjoys robust demand for Melbourne apartments from both local and overseas purchasers.

<h2>38 Freshwater Place, Southbank</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image21_4.jpg" rel="gallery-all" title="A prized development site. Image courtesy CBRE"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image21_4.jpg?itok=qamzVdWB" title="A prized development site. Image courtesy CBRE" width="580"></a>

<figcaption>A prized development site. Image courtesy CBRE</figcaption></figure>One of Melbourne's premier development opportunities is up for grabs with 38 Freshwater Place put on the market by M &amp; L Hospitality. With approval in place for a 273 metre tower which could not be repeated under new planning rules, competition to secure the site is expected to be strong.

METIER3 have designed the sweeping tower with 496 apartments and 390 hotel suites included, although the successful buyer may choose to convert the scheme to a purely residential outcome.
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Six premier residential developments jostle for the spotlight

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Amongst a range of items considered by the Future Melbourne (Planning) Committee on Tuesday night was an application for 360 Collins Street. The application comprises an extension to the existing glazing along the Collins Street façade, a relatively modest 13-level expansion to the north and refurbishment of the forecourt area fronting Little Collins Street flanked by two storey retail elements topped by landscaped roofs, outdoor dining and seating.

Designed by Bates Smart for owners Dexus, the proposal is a significant departure from a 15-storey development over the forecourt approved in in September 2011. The revised scheme sees the extended floor plates to the rear set well back from Little Collins Street and cascading down in height to the new double storey retail which has been designed to engage with pedestrians and act as a public interface between the commercial office component and the central public open space. The expansion will add 5,698sqm of office space to the existing 39,608sqm tower for a total of 45,306sqm.

<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/360_collins_street_forecourt.jpg" rel="gallery-all" title="360 Collins Street - forecourt comparison. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="324" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/360_collins_street_forecourt.jpg?itok=4N22ys32" title="360 Collins Street - forecourt comparison. © Bates Smart" width="580"></a>

<figcaption>360 Collins Street - forecourt comparison. © Bates Smart</figcaption></figure><blockquote>
The proposal seeks approval to partially demolish a portion of the Collins and Little Collins Street facades at 360 Collins Street and develop the site with an integrated refurbishment of the site. The proposal will renew and expand the existing office building through providing additional commercial floor area within a prime CBD locality. The redevelopment will provide a built form that will complement the surrounding urban context, and sensitively respond to the adjoining heritage building (ANZ building) to the west.
<cite>Bates Smart</cite>
</blockquote>

The forecourt area will be refurbished and redeveloped with 631sqm of green open space. A lightweight glazed vertical façade at podium level along Collins Street will act as a podium element with a refurbished lobby at ground floor that will provide access through the building from Collins Street to the forecourt area while retaining and enhancing the existing vista through to McKillop Street. Additionally the proposal includes end-of-trip facilities consisting of 80 bicycle parking spaces and 17 showers at ground floor accessed via the Collins Way thoroughfare to the east.

<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/360_collins_street_section.jpg" rel="gallery-all" title="360 Collins Street - section comparison. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="409" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/360_collins_street_section.jpg?itok=chBV6vWy" title="360 Collins Street - section comparison. © Bates Smart" width="580"></a>

<figcaption>360 Collins Street - section comparison. © Bates Smart</figcaption></figure>The overall strategy for the development is not too dissimilar to the retail development at 500 Bourke Street designed by <a href="http://www.johnwardlearchitects.com/">John Wardle Architects</a>. That project also features a north facing forecourt area flanked by retail activity bathed in sunshine and has made a positive contribution to the public domain in activating what was otherwise a largely underutillised space. A glazed canopy to Bourke Street and refurbished entry lobby tops off the scope of works completed.

<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/2696_20110802_2011-03-3612_00_500bourkest_mattbrowne.jpg" rel="gallery-all" title="500 Bourke Street © Matt Browne/John Wardle Architects"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/2696_20110802_2011-03-3612_00_500bourkest_mattbrowne.jpg?itok=arX7jUwx" title="500 Bourke Street © Matt Browne/John Wardle Architects" width="580"></a>

<figcaption>500 Bourke Street © Matt Browne/John Wardle Architects</figcaption></figure><h2>Comment</h2>

With development sites capable of accommodating large scale office developments in the CBD few and far between developers are increasingly turning their attention to existing stock and looking at potential opportunities to add value to their assets.

In addition to 500 Bourke Street mentioned above other developments which have implemented a similar approach include 555 Bourke Street and 570 Bourke Street whereby redevelopments have sought to increase the Net Lettable Area (NLA) either via outward expansion to the boundary or upward with additional floors while also improving the pedestrian experience at street level via active retail frontages.

Generally these infill developments have occurred on underutilized plaza areas and while the amount of open space has been reduced, an improved quality of public space has been provided instead with greater interface between surrounding built form.

<h2>Comparative summary</h2>

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%">
<thead><tr>
<th>Attribute</th>
			<th>Existing</th>
			<th>2011 Scheme</th>
			<th>2014 Scheme</th>
		</tr></thead>
<tbody>
<tr>
<td>Office Addition to North</td>
			<td> </td>
			<td>18,196sqm</td>
			<td>4,478sqm</td>
		</tr>
<tr>
<td>Office Addition to South</td>
			<td> </td>
			<td>1,340sqm</td>
			<td>1,510sqm</td>
		</tr>
<tr>
<td>Total Office Area of Planning Submission</td>
			<td> </td>
			<td>36,028sqm</td>
			<td>19,455sqm</td>
		</tr>
<tr>
<td>Terrace Total Area</td>
			<td>0</td>
			<td>456sqm</td>
			<td>1,326sqm</td>
		</tr>
<tr>
<td>Retail Total Area</td>
			<td>70sqm</td>
			<td>460sqm</td>
			<td>1,543sqm</td>
		</tr>
<tr>
<td>Landscape Area</td>
			<td>168sqm</td>
			<td>0</td>
			<td>160sqm</td>
		</tr>
<tr>
<td>Public Space Shaded</td>
			<td>0</td>
			<td>655sqm</td>
			<td>360sqm</td>
		</tr>
<tr>
<td>Public Space Unshaded</td>
			<td>1,042sqm</td>
			<td>0</td>
			<td>111sqm</td>
		</tr>
<tr>
<td>Public Space Total</td>
			<td>1,210sqm</td>
			<td>655sqm</td>
			<td>631sqm</td>
		</tr>
</tbody>
</table>
</body></html>

Laurence Dragomir

360 Collins Street set for a makeover

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555 Collins Street has been reported as having a variety of uses post its <a href="http://www.heraldsun.com.au/news/worlds-tallest-buildings-proposed-for-melbournes-cbd/story-e6frf7jo-1226627911154">first public appearance</a> close enough to two years ago. At that stage is was envisaged as a purely commercial tower, and at 404 metres would have put it firmly into the world's tallest buildings club.

<a href="http://www.smh.com.au/business/multipurpose-super-tower-planned-to-rise-to-new-heights-above-melbournes-collins-street-20141007-10rej5">Recent reports</a> alluding to a mixed-use proposal with roughly half the tower dedicated to commercial space have been superseded once more, with the scheme under consideration heavily reliant upon apartments. With the project's available office space relegated to the podium, 555 Collins Street's Singaporean developer has chosen to include over 1000 apartments within the tower; a number which not all that long ago would have been considered impossible, but which has been achieved by a number of recent towering Melbourne proposals.

While the merits of approving 555 Collins Street are subject to deliberation, what is not up for debate is the design merit of the proposal which is explored below.

<h2>555 Collins Street planning application</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/image102.jpg" rel="gallery-all" title="Indicative model included within the town planning document. Image © Bates Smart"><img alt="" class="image-article-full-width-580px" height="396" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image102.jpg?itok=aQi0kPCT" title="Indicative model included within the town planning document. Image © Bates Smart" width="580"></a>

<figcaption>Indicative model included within the town planning document. Image © Bates Smart</figcaption></figure><ul>
<li>Current 2,292sqm site use: multi-level commercial tower</li>
	<li>Planning application submitted August 2014</li>
	<li>Proposed 91 level mixed-use tower</li>
	<li>6 commercial levels, 15 level hotel, 60 residential levels</li>
	<li>11,280sqm office space, 300 hotel rooms, 1,020 apartments</li>
	<li>203 car parking spaces &amp; 301 bicycle bays within five basement levels</li>
	<li>Total GFA: 134,557sqm</li>
	<li>RL 302.9m</li>
</ul>
<h2>Design rationale</h2>

<blockquote>
The design of the proposal will introduce a world class architectural response into the Melbourne CBD, one that captures the energy of the city, particular Collins Street and King Street. This sculptural form will be of a truly iconic nature, something entirely unique in comparison to anything that has been approved of constructed in Melbourne’s CBD.
<cite>Urbis, 555 Collins Street Planning Report</cite>
</blockquote>

From concept to firm design the process makes for interesting reading within the town planning document, where the best part of 40 pages were dedicated to the design process. Initially Melbourne's penchant for fashion, celebration and nature provided the impetus to create a flowing tower befitting of a prominent location.

<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/image110.jpg" rel="gallery-all" title="Cited design influences. Image © Bates Smart"><img alt="" class="image-article-full-width-580px" height="273" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image110.jpg?itok=Wt76jp1i" title="Cited design influences. Image © Bates Smart" width="580"></a>

<figcaption>Cited design influences. Image © Bates Smart</figcaption></figure><blockquote>
Following a meeting with wind engineers, where it was suggested that softening sharp corners were required to deal with wind conditions, we started exploring a softer expression of the two slipped soft forms.

Where the peel or fold occur between the two slipped forms of the tower, this could signal balconies or openings. As it meets and morphs with the podium, this could celebrate the entry and change in uses.
<cite>Bates Smart, town planning report</cite>
</blockquote>

Consequently a soft, flowing tower with subtle variances in movement was created where the podium to tower transformation is most evident. By doing so Bates Smart have sought to effectively 'channel' the energy from street level and continue it up the height of the tower, particularly from the Collins Street aspect.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image114_0.jpg" rel="gallery-all" title="Concept to creation. Image © Bates Smart"><img alt="" class="image-article-full-width-580px" height="274" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image114_0.jpg?itok=esZoX0iL" title="Concept to creation. Image © Bates Smart" width="580"></a>

<figcaption>Concept to creation. Image © Bates Smart</figcaption></figure>Hand in hand with the soft form architecture is the facade treatment which brings a unique finish to the proposal's exterior. From bubble wrap to art installations and existing buildings, many examples were cited in explaining the tower's unique skin. With varying window sizes over the tower, the effect is to create a wave-like pattern shifting from solid to transparent over the height of the tower.

<h2>From the ground up</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/image107.jpg" rel="gallery-all" title="Internal configuration. Image © Bates Smart"><img alt="" class="image-article-full-width-580px" height="661" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image107.jpg?itok=ZSETQRNw" title="Internal configuration. Image © Bates Smart" width="580"></a>

<figcaption>Internal configuration. Image © Bates Smart</figcaption></figure>A split ground level is in play where lower ground will encompass vehicle entry, loading bays, services and hotel porte cochère. Upper ground fronts King and Collins, with three separate entry points consisting of a residential lobby fronting Collins Street at 215sqm, office lobby fronting Collins Street at 320sqm and hoitel lobby fronting King Street at 440sqm. Dual retail spaces of 90sqm and 70sqm are also present.

Level 1 holds hotel amenities with the following 6 levels dedicated to office space. Level 8 is a dedicated plant level with level 9 providing further hotel amenities including pool, gym, lounge, spa and terrace. Levels 10-24 feature the 300 hotel suites while level 25 is dedicated to plant. Level 26 ushers in the apartment component with a sky lobby, followed by 27-66 which hold 680 apartments, or 17 per level.

Plant area once more for level 67 while 68 is split between amenities including a lap pool, spa and sauna plus five apartments. Further apartments are over levels 69-88, providing another 340 dwellings. Crowned with further plant levels, 555 Collins Street is at its highest point RL 302.9 metres with an RL of 3.1 metres at ground level, being the passageway to the rear of the site. Thus overall height is 299.8 metres or 295.9 from Collins Street.

<h2>As it stands</h2>

During November 2014 an officers report was prepared for the Future Melbourne Committee concerning amendments to the existing incorporated document in the Melbourne Planning Scheme entitled ‘Shadow Controls, 555 Collins Street, February 2013.

<blockquote>
The amendment seeks to allow the consideration of a planning application for the construction of a tall mixed use building that will significantly overshadow the south and north banks of the Yarra River. The amendment will not provide any public benefit, or any additional contribution to the public realm. The removal of conditions means that there will be no built form constraints imposed on the development site and there will be no expiry of the exemption provided by the incorporated document.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

As such advice to the Future Melbourne Committee/Melbourne City Council at the time was that Council should not support the request to amend the Incorporated Document Shadow Controls, 555 Collins Street, Melbourne, February 2013.

Since its submission during September 2014, no changes have been logged for 555 Collins Street's application status on the Minister for Planning Permit Application Register; perhaps the project's proponents are waiting for an official edict from Planning Minister Richard Wynne prior to making their next move? Then again perhaps the may be surprised with a favourable outcome?

<h2>555 Collins Street development team</h2>

<ul>
<li>Developer: Fragrance Group</li>
	<li>Urban Context Report: Bates Smart Architects</li>
	<li>Development plans: Bates Smart Architects</li>
	<li>Planning: Urbis</li>
	<li>​Aviation Report: Airport Consultancy Group Pty Ltd</li>
	<li>Traffic Engineering Assessment: Traffix Group</li>
	<li>Sustainability: NDY</li>
	<li>Wind assessment: Mel Consultants</li>
	<li>Waste Management: Leigh Design</li>
	<li>Land sales agent: Mark Wizel, CBRE.</li>
</ul>
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Softly does it: 555 Collins Street in detail

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

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Blink and you'll miss the most recent iteration - in a long procession of design proposals - for the Palace Theatre site at 20-30 Bourke Street. The current proposal is the response to the introduction of mandatory height limits to preserve the low-rise, finer grain scale of the Bourke Hill Precinct.

Gone is the W Hotel brand, replaced with a 7-storey (4-storey podium + 3-storey hotel), 23m building consisting of 7,195sqm of boutique hotel space including 78 rooms ranging in size from 35-53sqm with a typical hotel floor consisting of 14 standard rooms. Additionally, a number of supporting hotel programme and amenities are proposed in the form of a signature bar, restaurant and function facilities contained within the podium and a swimming pool in the basement. It is proposed that these would be accessible to both hotel guests and the public.

The proposal also seeks to retain the fifth bay of the adjoining building at 32-38 Bourke Street to the west, which was demolished in earlier schemes to allow for the provision of vehicular access to the porte cochère.

<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/5th_bay_retained.jpg" rel="gallery-all" title="Retained fifth bay of 32-38 Bourke Street. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="392" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/5th_bay_retained.jpg?itok=KMfN-3x1" title="Retained fifth bay of 32-38 Bourke Street. © Bates Smart" width="580"></a>

<figcaption>Retained fifth bay of 32-38 Bourke Street. © Bates Smart</figcaption></figure>Where previously earlier proposals redefined the skyline and streetscape of the Bourke Hill Precinct, the latest design becomes lost amongst the taller masses rising behind, maintaining a scale on par with buildings in the immediate context and adhering to the new height requirements. As this before and after comparison illustrates, the current proposal barely makes a visual impact on the view from the steps of Parliament House.

<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/comparitive_render.jpg" rel="gallery-all" title="Spot the difference! Before and After. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="547" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/comparitive_render.jpg?itok=M11kmCDO" title="Spot the difference! Before and After. © Bates Smart" width="580"></a>

<figcaption>Spot the difference! Before and After. © Bates Smart</figcaption></figure>While the original ambitions may have been dented by the introduction of mandatory height limits, the aspirations of the design team in terms of creating a generator for renewal within the Bourke Hill Precinct appears to have remained largely intact.

<blockquote>
The project site can become a new activity hub for the area and play a truly significant role in the growth of the area. It will bring this part of the city to life in a sensitive and interesting Melbourne way.

There is great diversity in the establishments surrounding the site. The classic and the 'cool' are juxtaposed together in unexpected and interesting ways. The laneways are part of the experience of discovering this exciting and authentic side of Melbourne.

There is great potential in the development of the ground plane around the site. High end new development will generate spontaneous renewal of many small shops, cafes and open spaces.

A new sensitive, respectful but none the less exciting new built frontage will revitalise Bourke Street. The podium would be in keeping with adjoining buildings. The potential to create a roof terrace on top of podium will add further interest and life to this tired part of the city.
<cite>Bates Smart</cite>
</blockquote>

The most obvious implication of the proposal is the demolition of the existing Palace Theatre to make way for the new build. The City of Melbourne have previously indicated (in submissions to DTPLI and the applicants) they would support demolition of the existing structure if the replacement building was architecturally high-quality. The argument being the original building's architecture has been compromised over time due to various works undertaken last century.

<blockquote>
... the site has a long history of many discrete cultural activities including theatrical and performance related uses, a hotel and accommodation, a cinema, and church services, variously dating back to the commencement of the 'Douglas Theatre' in 1860. Since this time the built fabric on the site has been adapted and remodelled on numerous occasions, including several comprehensive refurbishments and adaptations. This context is contributory to the building's low local heritage grading of 'D', which has not been afforded a 'site specific' heritage overlay control.
<cite>Urbis Town Planning Report</cite>
</blockquote>

A timeline of past uses indicating alterations and renovations is included as part of the town planning submission:

<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/palace_circa_1944.jpg" rel="gallery-all" title="Apollo Hotel. Circa 1944. © Lovell Chen"><img alt="" class="image-article-full-width-580px" height="360" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/palace_circa_1944.jpg?itok=95dbWLt3" title="Apollo Hotel. Circa 1944. © Lovell Chen" width="580"></a>

<figcaption>Apollo Hotel. Circa 1944. © Lovell Chen</figcaption></figure><ul>
<li>1911: National Theatre/Pastoral Hotel.</li>
	<li>1916: Henry White alterations.</li>
	<li>1920: Alterations to dressing room block.</li>
	<li>1923: Henry White renovation (dress circle foyer space).</li>
	<li>1940: Apollo Theatre renovations.</li>
	<li>1952: St James Theatre renovations to present day facade.</li>
	<li>1954: Metro Theatre alterations.</li>
	<li>1955: Metro Theatre renovations.</li>
	<li>1964: Minor works to ticket window.</li>
	<li>1970: Live theatre including musical Hair.</li>
	<li>1974: Palace Theatre showing films.</li>
	<li>1980: The Revival Centre owned the theatre.</li>
	<li>1987: Becomes the Metro nightclub.</li>
	<li>2007: Renovated into current Palace Theatre.</li>
</ul>
<h2>Project details</h2>

<ul>
<li>Podium height: 14 metres.</li>
	<li>Overall height: 23 metres</li>
	<li>Previous heights of applications: 100, 70 and 50 metres.</li>
	<li>Number of rooms: 78.</li>
	<li>Setbacks: 24 metres from Bourke above podium level, 1.5 metres from the rear.</li>
	<li>Car parking: 46 spaces.</li>
	<li>Bicycle parking: 15 spaces.</li>
</ul>
<h2>Comment</h2>

As the render below illustrates, the 'tower' element of earlier schemes is no longer the dominant element to the pedestrian viewing the site from the south (along Bourke Street), thus becoming the most critical aspect of the proposal. Bates Smart have indicated a study was undertaken of the surrounding buildings which make up the streetscape, the results of which influenced and informed the articulation of the podium facade.

A rhythm of vertical elements supplemented by an extrapolation of the proportions of the bay windows was employed, keeping not only the scale of the streetscape consistent in terms of massing, but also in relation to the facades. References are made to the multi-level stores of the high end fashion brands, with a number of precedents included in the planning documents as a quality that the architecture is aiming for.

<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/20-30_podium.jpg" rel="gallery-all" title="Just a podium? © Bates Smart"><img alt="" class="image-article-full-width-580px" height="367" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/20-30_podium.jpg?itok=X2DgPb6g" title="Just a podium? © Bates Smart" width="580"></a>

<figcaption>Is it a podium or can it be something more? © Bates Smart</figcaption></figure>The point to be argued then, does the design do enough architecturally? Is it exemplary? Is it of a quality that warrants the demolition of the existing Palace Theatre?

I'm of the opinion that once mandatory height controls were introduced, rather than continuing down the path of chopping at the proposal comply yet again, the best course of action would have been to start again with podium architecture taking precedence over the design of the setback volume accommodating the hotel guest rooms. The tower and podium typology can largely be ignored, as proportionally the podium is actually taller than what you would normally classify as the 'tower'.

Ignoring for a moment the requirements and constraints of the planning scheme on the site and focusing on the architecture in isolation, I believe the 100 metre version was the most successful architecturally, particularly when it comes to proportions of massing and articulation of 'tower' facade; an unordered rhythm is developed that can't be achieved across only three floors. It is probably a classic example of the right design for the wrong site.

<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/20-30_bourke_original_design.jpg" rel="gallery-all" title="W Hotel - Proposal No.1 © Bates Smart"><img alt="" class="image-article-full-width-580px" height="542" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/20-30_bourke_original_design.jpg?itok=17STMh9J" title="W Hotel - Proposal No.1 © Bates Smart" width="580"></a>

<figcaption>W Hotel - Proposal No.1 © Bates Smart</figcaption></figure>It will be interesting to see what ultimately becomes of the site. Will the team be sent back to the drawing board once more? Or will it be a case of fifth time lucky?

<h2>Project team</h2>

<ul>
<li>Architecture: Bates Smart.</li>
	<li>Project Management: Sinclair Brook.</li>
	<li>Town planning: Urbis.</li>
	<li>Heritage: Lovell Chen.</li>
	<li>Environmentally Sustainable Design: NDY.</li>
	<li>Traffic engineering: Traffix Group.</li>
	<li>Waste management: Leigh Design.</li>
</ul>
</body></html>

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