Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Joel Robinson

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

City of Melbourne

<html><body>
Last week saw the first in hopefully many more Melbourne Urban Design Meetups (MUDM). The focus of the night was a presentation by City of Melbourne's Yvonne Lynch who leads the Urban Ecology and Urban Forest Team at the City of Melbourne.

<blockquote>
The team focus is ecosystem led adaptation for climate resilience and citizen engagement through transparency and participation. She has developed and led some of the most progressive climate change policies and initiatives for the city including the implementation of the Climate Change Adaptation Strategy, the strategic development of the 1200 Buildings Program, securing a legislative amendment to initiate Australia’s first Environmental Upgrade Agreement, developing the Urban Forest Strategy and the Tree Protection Policy.

She has commissioned Melbourne’s first research on sea-level rise, white roofs, dendrochronology to assess the effects of climate impacts. These projects have received awards nationally from the United Nations Association of Australia, The Banksia Foundation and the National Climate Change Adaptation Research Centre and internationally from the C40 Cities Program.
</blockquote>

Organised by Charlie Woolford, Melbourne Urban Design Meetup is an opportunity for like-minded individuals interested in urban design, city design, sustainability an the built environment. There will be a series of regular meetups where individuals can come along and meet professionals from within the industry, enthusiasts and people with a general interest towards urban design.

The next MUDM event will feature a brief presentation from Charlie Woolford that explains what MUDM is, its aspirations, what people can expect and how they can get involved.

<h2>About the Urban Forest Strategy</h2>

<blockquote>
Melbourne’s tree population is vast – we have 70,000 council-owned trees, worth around $650 million. Trees are a defining part of Melbourne. We live in the world’s most liveable city and our parks, gardens, green spaces and tree-lined streets contribute enormously to this status.

But the trees are now under threat. More than a decade of drought, severe water restrictions and periods of extreme heat, combined with an ageing tree stock, have put our trees under immense stress and many are now in a state of accelerated decline.

As a result, we expect to lose 27 per cent of our current tree population in the next decade and 44 per cent in the next 20 years.

Combined with this loss, Melbourne’s urban forest is facing two significant future challenges: climate change and urban growth.
<cite>City of Melbourne</cite>
</blockquote>

The City of Melbourne’s Urban Forest Strategy seeks to manage this change and protect against future vulnerability by providing a robust strategic framework for the evolution and longevity of Melbourne's urban forest.

The strategy aims to:

<ul>
<li>adapt our city to climate change</li>
	<li>mitigate the urban heat island effect by bringing our inner-city temperatures down</li>
	<li>create healthier ecosystems</li>
	<li>become a water-sensitive city</li>
	<li>engage and involve the community</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/urban_forest_infographic.jpg" rel="gallery-all" title="Melbourne Urban Forest Infographic. © City of Melbourne"><img alt="" class="image-article-full-width-580px" height="820" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/urban_forest_infographic.jpg?itok=3z_piCAI" title="Melbourne Urban Forest Infographic. © City of Melbourne" width="580"></a>

<figcaption>Melbourne Urban Forest Infographic. © City of Melbourne</figcaption></figure>A great online resource tool that the City of Melbourne have developed is <a href="/news/urban-forest-visual">Urban Forest Visual</a> which features a map that allows users to track the Useful Life Expectancy (ULE) of each tree within the municipality while providing info on the specific species of tree as well as other useful facts and figures. You can even send the trees personalised emails, for those so inclined.

One of the key messages delivered by Yvonne Lynch that resonated with the audience was...

<h2>"A city within a forest, not a forest within a city"</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/city_within_a_forest.jpg" rel="gallery-all" title="A visualisation of the possible future ‘greening’ of Melbourne. © City of Melbourne"><img alt="" class="image-article-full-width-580px" height="638" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/city_within_a_forest.jpg?itok=_s7Rs4sT" title="A visualisation of the possible future ‘greening’ of Melbourne. © City of Melbourne" width="580"></a>

<figcaption>A visualisation of the possible future ‘greening’ of Melbourne. © City of Melbourne</figcaption></figure>To stay up to date or connect with MUDM, you can follow them on <a href="https://twitter.com/mudm_au">Twitter</a> or on <a href="http://www.meetup.com/Melbourne-Urban-Design-Meetup/">their Meetup page</a>.

City of Melbourne's Urban Forest Strategy is available <a href="http://www.melbourne.vic.gov.au/Sustainability/UrbanForest/Documents/Urban_Forest_Strategy.pdf">from their website</a>.

Hope to see you at future MUDM events.
</body></html>

Laurence Dragomir

Melbourne Urban Design Meetup #1: City of Melbourne's Urban Forest Strategy

<html><body>
Height, overshadowing and heritage; the Holy Trinity of inner-city development concerns that's sure to garner mainstream media attention. This was indeed the case during 2014 when plans were revealed for the redevelopment of the Fletcher Jones site at 1-5 Queen Street which sits directly opposite the Banana Alley vaults.

Malaysian-backed Creative Wealth (Aust) Pty Ltd commissioned the project with CBD-based K2LD Architects conceiving the residential tower which at 25 levels and 90.75 metres would have made an instant impression upon its more modest in height neighbours.​

<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/1-5_queen.jpg" rel="gallery-all" title="Artists' renders of the rejected development. Image © K2LD"><img alt="" class="image-article-full-width-580px" height="342" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1-5_queen.jpg?itok=Ql5SWl8J" title="Artists' renders of the rejected development. Image © K2LD" width="580"></a>

<figcaption>Artists' renders of the rejected development. Image © K2LD</figcaption></figure>According to a <a href="http://www.smh.com.au/business/property/former-fletcher-jones-site-due-for-a-dressup-20121123-29yrg">Business Day</a> the 746sqm site was owned and occupied by retailer Fletcher Jones since 1955, until falling into private ownership post 1993. With the onsite Cobden Buildings structure originally dated 1872, groups such as <a href="http://melbourneheritage.org.au/2014/09/15/objection-facading-of-1872-fletcher-jones-building-add-your-voice/">Melbourne Heritage Action</a> considered the redevelopment as little more than facadism with the Flinders Street edifice the most notable feature retained within the proposed redevelopment.

Enter 2015 and City of Melbourne have elected to reject the proposal in its current form. Almost six months to the day after the initial planning application was lodged, the decision to rebuke 1-5 Queen Street was made public on January 13. According to Melbourne Heritage Action, City of Melbourne's refusal was based upon a number of factors with the tower's adverse affect upon the heritage listed existing building and its Queen Street neighbours at the forefront.

<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/queen_street_elevation_0.png" rel="gallery-all" title="Proposed Queen Street frontage. Image © K2LD"><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/queen_street_elevation_0.png?itok=La4Ptqug" title="Proposed Queen Street frontage. Image © K2LD" width="580"></a>

<figcaption>Proposed Queen Street frontage. Image © K2LD</figcaption></figure>Seen above was the intended Queen Street facade which was to have replaced the 1970's augmented frontage, which up until that point matched the Flinders Street frontage. A modern interpretation of what once was there, the facade would have employed stone and metal.

As with most developers Creative Wealth (Aust) Pty Ltd would now seemingly have two options at hand. A trip to VCAT may be on the cards as could be a new planning application that better addresses the concerns outlined by City of Melbourne.
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silvermb

1-5 Queen Street rejected by City of Melbourne

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Following on from yesterday's article highlighting Melbourne's <a href="/news/victorian-apartment-approvals-at-a-record-high">surging apartment approvals</a>, City of Melbourne rounded out 2014 by releasing their most recent Development Activity Monitor, which tracks new residential and commercial property development within the City of Melbourne municipality. Covering the 13 separate suburbs which constitute City of Melbourne, the data set released on Thursday December 18 has again highlighted the pace at which Melbourne continues to grow.

<h2>What they say</h2>

<blockquote>
This boom in development and construction boosts employment and the economy. An additional 76,000 jobs have been generated in the City of Melbourne in the past six years and our Gross Local Product has increased by $20 billion.

As the fastest-growing municipality in Australia, we welcomed an additional 11,000 Melburnians in 2013 so it’s no surprise that residential development continues to flourish.
<cite>Lord Mayor Robert Doyle </cite>
</blockquote>

<blockquote>
The City of Melbourne is working hard to plan for growth by ensuring we have diversity and quality in our housing stock, as well as infrastructure to meet the needs of a growing community.
<cite>Councillor Ken Ong, Chair of Council’s Planning portfolio</cite>
</blockquote>

<h2>Headline Statistics</h2>

<ul>
<li>2014 residential completions within City of Melbourne reached 6319, double the number completed in 2013</li>
	<li>13,500 dwellings in 59 residential developments are under construction and due to be completed in the next three years</li>
	<li>Ninety-three proposed developments have town planning approval and will yield 21,000 dwellings when constructed</li>
	<li>92 developments have applied for permits totalling 26,000 dwellings</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/image242_0.jpg" rel="gallery-all" title="603 apartments are expected for 295-309 King Street. Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="409" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image242_0.jpg?itok=7kMi4JcO" title="603 apartments are expected for 295-309 King Street. Image courtesy Plus Architecture" width="580"></a>

<figcaption>603 apartments are expected for 295-309 King Street. Image courtesy Plus Architecture</figcaption></figure><ul>
<li>The analysis of bedroom data suggests that of the dwellings in the active pipeline:
	<ul>
<li>less than one per cent of new dwellings will be studio apartments</li>
		<li>43 per cent will be one bedroom dwellings</li>
		<li>52 per cent will be two-bedroom dwellings</li>
		<li>almost five per cent will have three or more bedrooms</li>
	</ul>
</li>
	<li>329,500 m2 of office space is currently under construction in the City of Melbourne, headlined by 567 Collins Street (below)</li>
	<li>28,000 m2 of retail space is also currently under construction, with half contained within mixed-use residential developments</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_3210.jpg" rel="gallery-all" title="567 Collins Street will shortly add to Melbourne's premium commercial stock"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_3210.jpg?itok=2VIzg6J5" title="567 Collins Street will shortly add to Melbourne's premium commercial stock" width="580"></a>

<figcaption>567 Collins Street will shortly add to Melbourne's premium commercial stock</figcaption></figure><h2>Future apartment hotspots</h2>

Further research of the Development Activity Monitor shows that by assessing those projects expected to begin construction within a five year time frame, trends can be determined as to where the bulk of City of Melbourne's residential growth will occur.

Melbourne's CBD is still a hot bed of activity with 17,456 apartments expected to be delivered within a five year timeframe, followed by Southbank with 8,071. Docklands still has plenty of steam even though it's past the half way mark with 5,509 dwellings yet to be built whilst Port Melbourne can expect 3,630 as part of City of Melbourne's boundary incorporates Fishermans Bend; Port Melbourne figures should rise progressively in future Development Activity Monitor releases.

Carlton can expect a further 2,163 apartments in the pipeline whilst North and West Melbourne combined will see 3,750, a number also expected to increase comfortably into the future. Overall City of Melbourne's Development Activity Monitor as of late 2014 expects another 41,717 apartments to be delivered under its watch over the next five years.
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CoM's Development Activity Monitor shows a thriving city

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The central city's two planning bodies have been on other sides of the ledger in recent years, with Lord Mayor Robert Doyle and State Planning Minister Matthew Guy both publicly butting heads over many contentious planning applications.

As far back as 2012 when Lord Major Doyle referred to '<a href="http://www.heraldsun.com.au/news/victoria/lord-mayor-mayor-and-planning-minister-matthew-guy-at-war-after-urban-ghettoes-comment/story-e6frf7kx-1226532452764">urban ghetto</a>' higher density living precincts, and either side haven't quite been able to find common ground. During September 2014, City of Melbourne called for the release of planning advice/documents in order to publicly demystify the rationale over a handful of big ticket projects which were given the green light by the incumbent Planning Minister.

The gulf between the two bodies was exacerbated this week with <a href="http://www.theage.com.au/victoria/rejection-of-skyscraper-for-political-reasons-not-planning-says-councillor-20141026-11c3yk#ixzz3HI1NGUvt">reports</a> that the intended <a href="/buildings/collins-arch-447-collins-street-melbourne">447 Collins Street</a> proposal had been rejected by Matthew Guy, even after City of Melbourne took the unusual step of giving support for the tower which would overshadow Southbank. Further 168 Victoria Street which will be known as <a href="/buildings/swanston-central-168-victoria-street-carlton">Hemisphere Apartments</a> was approved by the Planning Minister this week, despite overshadowing the State Library forecourt at certain times of the year.

<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/33f9009dfe277226520fc49be4f69c2f.jpg" rel="gallery-all" title="Going sideways? SHoP Architects image of 447 Collins Street"><img alt="" class="image-article-full-width-580px" height="416" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/33f9009dfe277226520fc49be4f69c2f.jpg?itok=0MPCclpd" title="Going sideways? SHoP Architects image of 447 Collins Street" width="580"></a>

<figcaption>Going sideways? SHoP Architects image of 447 Collins Street</figcaption></figure>So it came to be yesterday that Planning minister Guy <a href="/news/planning-minister-releases-departmental-officer-reports">released departmental officer reports</a> relating to the decisions made regarding all central city planning applications. City of Melbourne yesterday evening released the following statement:

<blockquote>
The City of Melbourne acknowledges the decision by Planning Minister Matthew Guy to publish advice from the Department of Transport, Planning and Local Infrastructure for planning applications that fall within his authority. The decision is consistent with a resolution of the Future Melbourne Committee of 9 September 2014.

Chair of Planning, Cr Ken Ong, said the City of Melbourne was experiencing unprecedented growth and the publication of Departmental advice would help to inform the planning process.

During this period of rapid growth, there has been a marked increase in the number of applications falling within the Minister’s responsibility. Many of these developments are of major importance for the City and there is a wealth of information behind each decision.

Deputy Chair of Planning, Cr Stephen Mayne also welcomed the decision.

The Minister is to be commended for making the planning process more open and transparent, said Cr Stephen Mayne, Deputy Chair of the Planning Portfolio. Since 2013, the City of Melbourne has published advice from Council officers on large planning applications before the Minister.

Today’s announcement completes that process, allowing any interested person to obtain and scrutinise the expert advice from the Minister’s department Cr Mayne concluded.
<cite>City of Melbourne statement</cite>
</blockquote>

The resolution is available for viewing from the <a href="http://www.melbourne.vic.gov.au/AboutCouncil/Meetings/Documents/2014_9_september_FMC2_Resolutions.pdf">City of Melbourne's website</a>.

Lead image courtesy Flickr - chjsbny.
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CoM responds to release of DTPLI documents

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During the week City of Melbourne was heralded as a world leader in community engagement by winning recognition for its feats. Scooping the Australasian and International Organisation of the Year at the International Association of Public Participation (IAP2) Core Values Awards, it is kudos for the steps taken by City of Melbourne to engage its constituents and the wider public.

Key platforms for City of Melbourne's success has seen the public involved in city-shaping projects such as the Swanston Street redevelopment, the Urban Forest Strategy, the Queen Victoria Market renewal and Future Melbourne, a ground-breaking project that canvassed the views of 15,000 individuals, businesses, organisations and community groups, according to City of Melbourne's press release.

Further City of Melbourne has convened a People’s Panel which during November will allow 46 everyday Melburnians the opportunity to provide advice/ideas to Council on spending and revenue priorities for its first 10-Year Financial Plan.

Held in Sydney, the award evening was recognition of City of Melbourne's prowess in creating opportunities for all members of public to access or become involved in key decisions and projects that interest and impact upon them. This has in part been achieved by pop-up public consultation meetings and an online engagement portal named <a href="http://participate.melbourne.vic.gov.au/">Participate Melbourne</a>.

<blockquote>
From pop-up consultation meetings to our online engagement portal Participate Melbourne and convening a people’s panel to advise on the financial priorities for the next decade, we’re dedicated to offering the community opportunities to take part in meaningful engagement.

Our job as a capital city council is to bring the very best experts – engineers, urban designers, community planners – together with our community to create a vision for our future city and solve the problems we collectively face.

Community engagement allows for "Informed feedback from residents, ratepayers, businesses and residents about what matters to them, with outcomes from each engagement activity formally presented to Council to inform its decisions.
<cite>Chief Executive Officer Dr Kathy Alexander</cite>
</blockquote>

<h2>Comment</h2>

Is it time for City of Melbourne to initiate a sustained, open discussion on the future of the inner Melbourne relating to built form and design? Perhaps a new topic for Participate Melbourne could see a question posed along the lines of "What is more important to a developing Melbourne, negating building height or maximising ground level amenity?

Seems of late City of Melbourne have railed against a number of high-rise proposals for a variety of reasons, yet green lighted the CBUS Collins Street development at near on 300 metres that would overshadow Southbank. In line with the campaigns above that have just been awarded, it would be interesting to see what consensus those who live within the City of Melbourne come to if given the opportunity to voice their opinion on the matter.

A heightened discussion indeed!

Lead image courtesy Glynn Lavender.
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City of Melbourne's community engagement stance pays dividends

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Recently an enterprising young university student posed a direct question to Apartments.com.au:

<blockquote>
Your opinion on whether or not the Minister of Planning should have the power to approve projects over certain thresholds. For instance any building over 25,000sqm of gross floor area?

Should this legislation in the planning scheme be changed or reviewed considering the amount of development within this threshold is now more common than perhaps when the legislation was created? Also should local councils and other parties such as the Mayor of Melbourne or different lobbying groups from the public such as Save Our Suburbs be entitled to some input?
<cite>Adam Steel</cite>
</blockquote>

In light of the events of recent weeks this has become quite topical. I'm not going to talk on behalf of Apartments.com.au, but rather as an individual who's observed Melbourne's development scene for well over a decade and has gleaned more of an industry/developer perspective since Apartments.com.au's inception.

I'll also preface this piece by saying that once upon a time I masqueraded as an Economics student and certain habits die hard, hence my point of view on certain topics will no doubt be wildly different to other readers.

<h2>On the 25,000sqm threshold</h2>

There's always been a dichotomy between City of Melbourne (CoM) and the State Government on this issue - and there should be. CoM are naturally concerned about planning on a micro level as that is their charge but I've always perceived the State Government (irrespective of which party has been in power) to view development on a macro scale.

Whereas CoM focus far more on the intimacy of a project and what it means to City of Melbourne and its immediate residents/users, the State Planning Minister should factor in a variety of other concerns in addition to the worthiness of a given planning application. We live in a competitive world and yes domestic and foreign investment matters; if for instance CoM took a much sterner line with planning application approvals, would the construction and associated services employment sector be so buoyant?

External factors theoretically shouldn't apply to the merits of a planning application but in certain cases they are relevant, and that's the bigger picture that's swept away with talk of reverting control of planning applications back to CoM of other municipalities.

To scrap the 25,000sqm threshold and cede powers to City of Melbourne would be akin to stymieing the inner city's population growth and placing that burden elsewhere - an elsewhere which already excludes huge areas of inner Melbourne thanks to the new residential zones implemented during 2014. Consequently do we send residents to the urban fringes to exist without living or simply say we're full, go away. The latter on many levels is harmful to the economy.

It is to a degree a simple supply and demand equation in which Melbourne and surrounding areas such as Fishermans Bend, Docklands and Southbank must carry the burden of population growth - a point which I've heard countless times from planners and architects recently. To quote a hapless man we are beyond the rubicon - the new residential zones equates to inner Melbourne committing itself irrevocably to a higher density formula of living.

For City of Melbourne and the Lord Major to seek to repeal the 25,000sqm threshold is a self serving position, but highly likely to the Government of the day dismissing the notion out of hand.

<h2>A case in point</h2>

In response to the City of Melbourne 2014 State Election Questionnaire, Leader of the Victorian Greens Greg Barber responded with the following

<blockquote>
Question 1: Will you remove the 25,000 sqm threshold where the Minister for Planning becomes the Responsible Authority for planning applications, returning Responsible Authority status to the City of Melbourne?

YES. Under the old parties, planning ministers have been given successively greater powers to ride roughshod over local governments and community groups. These fast and loose laws have let Matthew Guy approve poorly planned developments with no consultation. The role of assessing planning applications should sit with Council as it does in other municipalities.
</blockquote>

Did I miss something here? No consultation? That is a flawed comment on a number levels and is typical of the politicisation of the planning process. I get the distinct impression if the Greens had their way every person and their dog would be sought for comment on any given planning application - economic realities dictate this is bad for generating and/or maintaining investment.

Assume for one moment it came to be that CoM regained power for approval over all planning applications. Almost instantly investment and growth would be hamstrung as fewer developments would be approved. An assumption yes but even the perception of a less that workable planning system means certain developers will neglect the market in favour of other cities etc. - that is fact.

<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/image4_1.jpg" rel="gallery-all" title="Depending upon what you read, this could be the impression you get"><img alt="" class="image-article-full-width-580px" height="420" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image4_1.jpg?itok=WW5lYezZ" title="Depending upon what you read, this could be the impression you get" width="580"></a>

<figcaption>Depending upon what you read, this could be the impression you get</figcaption></figure><h2>A change in legislation?</h2>

Quite simply, no! I find the criticism of Matthew Guy in recent times excessively hard to swallow, particularly with The Age and their incessant use of Michael Buxton as a means of attacking the incumbent Planning Minister. Quite simply Matthew Guy has presided over an unparalleled period of inner-city growth in Melbourne's history.

To suggest it is his fault for approving more towers as if he were solely responsible for initiating the increased number of planning applications beyond 25,000sqm is farcical. Those increased applications are a function of the free market in which local or overseas developers make their own assessments and proceed with projects as they see fit.

Stripping away any political overtones the ultimate question is this: would this even be an issue if Melbourne maintained its previous level of planning applications rather than the heightened current number? Most people would answer no so therefore if it was in fact an issue previously why wasn't it brought up in preceding years?

<h2>Giving the little person their say</h2>

Well the heading is an oversimplification somewhat. Local councils (where applicable) and the Lord Major (regarding CoM) do have the means to address a planning application if it's the responsibility of the State. In the case of the latter this is done more so by City of Melbourne's planning officers which provide reports to State planning body DTPLI/Planning Minister via CoM's Future Melbourne (Planning) Committee.

As for lobby groups such as Save Our Suburbs or Fishermans Bend Network having a say on specific planning applications; more times than not that is an exercise in futility! These groups are far better served being given an official voice in shaping the development parameters for an urban renewal area or suburban activity centre prior to its commencement.

In this way they can shape an area from its outset with requests for certain infrastructure or community space or education requirements. Fishermans Bend Urban Renewal Area would have benefited greatly from its inception by having community groups lay out their vision early days rather than question every planning application thereafter as being too tall or some such.

<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/710c_05_edit.png" rel="gallery-all" title="Upsizing doesn't necessarily mean approval. Image courtesy Laurence Dragomir"><img alt="" class="image-article-full-width-580px" height="272" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/710c_05_edit.png?itok=iPywBe0K" title="Upsizing doesn't necessarily mean approval. Image courtesy Laurence Dragomir" width="580"></a>

<figcaption>Upsizing beyond 25,000sqm doesn't necessarily mean approval. Image courtesy Laurence Dragomir</figcaption></figure><h2>The system works</h2>

To put the topic in the most basic of terms, the current system is not perfect but it does work exceedingly well. Recent big ticket planning application refusals such as <a href="/developments/docklands-vic-3008">710 Collins Street</a> (rendered above) and <a href="/buildings/avant-60-abeckett-street-melbourne">54-64 A'Beckett Street</a> demonstrates we are not in a state of planning carte blanche. The key to this argument is to have as much relevant information on hand as possible in order to make a considered opinion.

To that end my opinion is simply that, I'd like to hear yours...

You can read co-editor Alastair Taylor's <a href="/expert-insights/buying/25-000sqm-threshold-yes-it-is-time-to-review-it">view on the same topic</a>.
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State Ministers and the 25,000sqm threshold: is it time for a review?

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City of Melbourne recently released a development control document consisting of a series of design guidelines for the site bound by Therry, Elizabeth, Franklin and Queen Streets. This precedes the release of the draft masterplan for the Queen Victoria Market Precinct Renewal due for community engagement in May 2015.

In part the guidelines were drafted to help inform future development of the block, but with a focus on what is known as the 'Munro site'. The 6,462 square metre site is defined by of a series of old red-brick buildings housing a supermarket, cafes, antique shops and even a Mr Burger. This morning, the City of Melbourne <a href="http://www.melbourne.vic.gov.au/AboutCouncil/MediaReleases/Pages/Statementregardinglandpurchase.aspx">announced that it was the successful bidder</a> for the Munro site paying $76,000,000 (plus transaction costs) with settlement on July 1, 2015. Savills City Sales &amp; Investments directors Clinton Baxter and Nick Peden facilitated the deal.

The site is illustrated below within its context.

<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/munro_site.jpg" rel="gallery-all" title="'Munro site' highlighted as part of the greater site. © City of Melbourne"><img alt="" class="image-article-full-width-580px" height="512" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/munro_site.jpg?itok=9RZHswLl" title="'Munro site' highlighted as part of the greater site. © City of Melbourne" width="580"></a>

<figcaption>'Munro site' highlighted as part of the greater site. © City of Melbourne</figcaption></figure><blockquote>
The block bounded by Therry, Franklin, Elizabeth and Queen streets has always played an important part in the Queen Victoria Market precinct.

This parcel of land is currently for sale. The City of Melbourne believes it is of major strategic importance for the city and the future of the market precinct as we embark on a suite of renewal projects for the market and its surrounds.

The City of Melbourne has drafted development guidelines for developers and decision makers who may have an interest in purchasing or developing the site.

The purpose of these development guidelines is to support a best practice approach for the development of the site, consistent with the principles underpinning the renewal of the precinct.

Council has resolved to provide the guidelines to the real estate agent managing the sale of the site, for the attention of those submitting an Expression of Interest to purchase and also to make the guidelines publically available.

Council also resolved that a request be made to the vendor and the real estate agent for the EOI period to be extended to ensure any interested parties have time to consider the guidelines.
<cite>City of Melbourne</cite>
</blockquote>

<h2>Key themes and desired outcomes</h2>

The document is structured into four sections consisting of key themes or desired outcomes which are supplemented by a series of preferred outcomes accompanied by an outlining rationale for each point.

<h3>Building envelope</h3>

<ul>
<li>Munro Site currently for sale</li>
	<li>Heritage Overlays affecting the block</li>
	<li>Retain and restore key buildings: Avoid tabula rasa development
</li>
	<li>Mandatory Max. and Min. Podium: Heights to street frontages
</li>
	<li>Central Zone: Set at least 10m back from street frontages
</li>
</ul>
<h3>Access and precinct car park</h3>

<ul>
<li>Create Mid-Block Pedestrian Link: to promote access for all
</li>
	<li>Existing Crossovers Required: but minimise traffic in QVM Heart
</li>
	<li>Accommodate QVM Parking: one of multiple sites
</li>
</ul>
<h3>Streetscape and frontages</h3>

<ul>
<li>Wrap Inactive Uses : carparking in usable building space
</li>
	<li>Activate Pedestrian Mid-Block Link</li>
</ul>
<h3>Sustainability and architectural design quality</h3>

<ul>
<li>Sustainability and Architectural Design Quality</li>
</ul>
<h2>Other preferences</h2>

The guidelines set out a preferred minimum 20 metre and maximum 30 metre podium height similar to nearby <a href="/news/melbourne-terrace-apartments-a-close-up">Melbourne Terrace</a>, with any height greater than 20m to be setback from streets by 10m. This would provide an active wrap to the potential relocation of 400 public car spaces onsite from the current QVM carpark.

Council also wishes to avoid a 'tabula rasa' development scenario where the site is essentially treated as a clean slate, thus avoiding demolition of significant structures. Instead a more integrated development approach is encouraged which promotes cross site links for pedestrians between Therry and Franklin Street's as it is one of very few blocks in the CBD lacking any form of continuous north-south mid-block public pedestrian links.

<h2>Purchase Announcement</h2>

Prolific tweeter Cr. Stephen Mayne this morning made the following comments about the purchase by Melbourne City Council.

<blockquote class="twitter-tweet" data-partner="tweetdeck">
Here's formal council statement announcing $76m Munro site purchase. July 1 settlement means we fund in 15-16 budget <a href="http://t.co/lfoeKjI9FC">http://t.co/lfoeKjI9FC</a>
— Stephen Mayne (@MayneReport) <a href="https://www.propertyobserver.com.au/https://twitter.com/MayneReport/status/522150274450722816">October 14, 2014</a>
</blockquote>

<blockquote class="twitter-tweet" data-partner="tweetdeck">
The 1 hour and 16 minute debate on the Queen Vic Market on August 12 was pivotal in driving the $76m Munro Site bid: <a href="http://t.co/I2MX9snex2">http://t.co/I2MX9snex2</a>
— Stephen Mayne (@MayneReport) <a href="https://www.propertyobserver.com.au/https://twitter.com/MayneReport/status/522147531736637442">October 14, 2014</a>
</blockquote>

<blockquote class="twitter-tweet" data-partner="tweetdeck">
Buying Munro site allows council to convert existing at-grade car park into public open space &amp; avoid disruptive $55m underground carpark.
— Stephen Mayne (@MayneReport) <a href="https://www.propertyobserver.com.au/https://twitter.com/MayneReport/status/522148421746970625">October 14, 2014</a>
</blockquote>

<blockquote class="twitter-tweet" data-partner="tweetdeck">
Melbourne's first cemetery under the existing ugly QVM at-grade car park makes redevelopment very difficult. Munro site could take 400 spots
— Stephen Mayne (@MayneReport) <a href="https://www.propertyobserver.com.au/https://twitter.com/MayneReport/status/522149496411525120">October 14, 2014</a>
</blockquote>

<blockquote class="twitter-tweet" data-partner="tweetdeck">
<a href="https://twitter.com/paul_roser">@paul_roser</a> The idea is to convert the existing ugly asphalt at grade 700 car park and convert it into QVM public open space with events etc
— Stephen Mayne (@MayneReport) <a href="https://www.propertyobserver.com.au/https://twitter.com/MayneReport/status/522152708464058369">October 14, 2014</a>
</blockquote>

<h2>Comment</h2>

It is refreshing to see a council get on the front foot and set a series of parameters for a key site within the city. Charting out the type of development that council expects for the site which if adhered could see a rather smooth planning and approvals process whilst also providing developers and the public with some level of certainty surrounding the site. Even more refreshing is when council considers the site to be of enough significance to warrant purchasing the site themselves as has been observed this morning to facilitate renewal of another key city asset in the Queen Victoria Market.

It would be a beneficial exercise for similar guidelines to be drafted by councils around metropolitan Melbourne on other key sites that come up for sale, but I feel where the guidelines are somewhat lacking is in the best practice and benchmarking which sees the lack any examples/exemplary projects, but without necessarily being too prescriptive. Keeping in mind that while the concept of 'good' design may be a rather subjective notion, it is one that should be encouraged, pursued and fostered.

The inclusion of a requirement for the design of any proposed development to be reviewed during various stages of the design process by the Office of the Victorian Architect Design Review Panel is a step in the right direction as well.

On September 30th City of Melbourne resolved to approve the guidelines and with their purchase of the site are now to be implemented. The outcome will be quite interesting and it may set a template for future development of consolidated sites.

The <a href="http://www.melbourne.vic.gov.au/AboutMelbourne/Documents/Therry_Elizabeth_Franklin_Queen_Block_Plan_Development_Guidelines_30_September_2014.pdf">full development guidelines document</a> and <a href="http://www.melbourne.vic.gov.au/AboutCouncil/Meetings/Lists/CouncilMeetingAgendaItems/Attachments/11826/EXTRACT%20OF%20MINUTES.pdf">Council's recommendation relating to the adoption of the guidelines</a> are available from the City of Melbourne website.
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City of Melbourne releases draft guidelines and buys Munro site

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On Tuesday September 2nd the City of Melbourne's Future Melbourne Committee will vote on recommendations made by various departments to Council on whether to support a large development located at 224-252 La Trobe Street, to which Apartments.com.au has <a href="/news/the-answer-224-252-la-trobe-street-melbourne" target="_blank">previously reported on</a>. The relevant information for the reworked UEM Sunrise project is <a href="http://www.melbourne.vic.gov.au/AboutCouncil/Meetings/Lists/CouncilMeetingAgendaItems/Attachments/11741/agenda%20item%206.4.pdf" target="_blank">available online</a> (PDF format).

According to City of Melbourne's report, during pre-application discussions concerns were raised with regards to tower setbacks from the podium to the front, rear and side of the site. Subsequently an amended plan was submitted in July and it is summarised as follows:

<ul>
<li>Height of the building remains the same at 268.5 metres (286 metres RL).</li>
	<li>The <a href="https://en.wikipedia.org/wiki/Burj_Khalifa">Burj Khalifa</a>-like tapered setbacks are gone giving the tower a more monolithic aesthetic.</li>
	<li>The tower is now set back on average 6-6.5 metres from its podium.</li>
	<li>Total apartments have been reduced from 1343 to 1208, broken down into 140 serviced apartments and 1068 dwellings.</li>
</ul>
City of Melbourne management have recommended the council support the amended 224-252 La Trobe Street planning application subject to various conditions (32 of them: <a href="http://www.melbourne.vic.gov.au/AboutCouncil/Meetings/Lists/CouncilMeetingAgendaItems/Attachments/11741/agenda%20item%206.4.pdf">see page 28</a> of the report toward the end of the document).

The assessment within <a href="http://www.melbourne.vic.gov.au/AboutCouncil/Meetings/Lists/CouncilMeetingAgendaItems/Attachments/11741/agenda%20item%206.4.pdf">the report</a> states:

<blockquote>
The visual impact of a 286m high tower on the city skyline is an important consideration in the assessment of this application.

Importantly it is noted that the building does not overshadow the library forecourt between the hours of 11am and 2pm on 22 September or 22 June.

Height in this location is not specifically an issue as there are a number of tall buildings within the Hoddle Grid, Southbank, Docklands and to the north of the Hoddle Grid. There is no specific height control that affects the site.
</blockquote>

It's out with the old...

<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/224-252_la_trobe_street_old.jpg" rel="gallery-all" title="Out with the old..."><img alt="" class="image-article-full-width-580px" height="1109" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/224-252_la_trobe_street_old.jpg?itok=mZ-e1om8" title="Out with the old..." width="580"></a>

<figcaption>Out with the old...</figcaption></figure>... and in with the new.

<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/224-252_la_trobe_st_new.jpg" rel="gallery-all" title="... and in with the new. Images © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="847" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/224-252_la_trobe_st_new.jpg?itok=drdwwqCm" title="... and in with the new. Images © Elenberg Fraser" width="580"></a>

<figcaption>... and in with the new. Images © Elenberg Fraser</figcaption></figure>The assessment further states:

<blockquote>
Tower setbacks to LaTrobe and Little LaTrobe have now been provided with 6m setbacks on both streets above podium level. We had recommended 10m setbacks but would accept 6m setbacks as a minimum, considering the curved/indented plan form.

Side setbacks have been increased to 6.5m and 7.5m minimum which are acceptable taking into account the curved/indented plan form of the tower and the orientation of apartment living spaces at the point of minimum side setback.
</blockquote>

The City of Melbourne management team also have expressed concern with the proposal to completely relocate Melbourne Central station entrances currently in existence on the northern side La Trobe Street to Little La Trobe Street.

The authors of the assessment go on to say:

<blockquote>
It is considered that the relocation would result in a poorer outcome for most users of the station who will be forced to walk longer distances underground.

Users of the La Trobe Street entry point wanting to head north to Little La Trobe Street have the opportunity to walk through the private lane along the western edge of the site and therefore do not have to use the Swanston / La Trobe intersection.

There has been no evidence submitted to the City of Melbourne to support the suggestion that the relocation would reduce congestion at that intersection.
</blockquote>

The commentary on the relocation of the station entry concludes by council management stating they recommend keeping a La Trobe Street entry and that furthermore the recommendation should not preclude an additional station access point being added to Little Lonsdale Street.
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Alastair Taylor

Changes afoot for 224-252 La Trobe Street

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<blockquote>
The first decade of Docklands was about buildings. The focus has now shifted to delivering the facilities that are the building blocks of a thriving community.
<cite>Gregory Anderson, CEO of Places Victoria.</cite>
</blockquote>

Located on the Collins Street Wharf along the Victoria Harbour waterfront, the Docklands Family Services &amp; Boating Hub (DFSBH) is the second community facility to be delivered through a unique tripartite model between Places Victoria, Lend Lease and the City of Melbourne - the other being the adjacent <a href="/news/talking-up-docklands-newest-showpiece">Library at the Dock</a>. Together these two buildings will form the civic heart of Victoria Harbour and combined with Buluk Park will provide over 8,000 square metres of public space.

The existing Shed 4 which occupies a portion of the site will be partially demolished to allow for construction of the new facility before being completely demolished as future buildings are proposed.

<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/dfsbh_siteplan.jpg" rel="gallery-all" title="Location of new Family Services &amp; Boating Hub building. © Hayball"><img alt="" class="image-article-full-width-580px" height="399" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/dfsbh_siteplan.jpg?itok=di-QQ3VC" title="Location of new Family Services &amp; Boating Hub building. © Hayball" width="580"></a>

<figcaption>Location of new Family Services &amp; Boating Hub building. © Hayball</figcaption></figure>Designed by Hayball, the two-storey building draws on the the vernacular of the existing marine buildings of the wharves at Docklands in terms of both scale and materiality. The Collins Street frontage features an undercover pedestrian walkway at ground level with framed glazed windows to allow views into the boating activities and through to the water.

On the eastern side, addressing Buluk Park, the building's roof extends beyond the building line to from a veranda. Materials and finishes proposed externally including feature timber blades, in-situ concrete, folded metal, exterior grade plywood, steel balustrades, and large glazed elements in the form of tilt doors to the north.

The ground floor Boating Hub is planned to accommodate Docklands’ current boating clubs - Victorian Dragon Boat Association, Docklands Yacht Club and Melbourne Outrigger Canoe Club in an approximately 712sqm open plan arrangement, consisting boating storage and associated office and amenities. The layout provides flexibility in the configuration of storage for water craft and equipment and also features a double height space for the provision of masted yachts allowing for views from the upper level.

Access into the building is via a double height common lobby accessed from the corner of Sailmaker Way and Collins Street.

<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/dfsbh_gf_plan.png" rel="gallery-all" title="Ground Floor Plan showing boating activities. © Hayball"><img alt="" class="image-article-full-width-580px" height="391" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/dfsbh_gf_plan.png?itok=ISkjcyL-" title="Ground Floor Plan showing boating activities. © Hayball" width="580"></a>

<figcaption>Ground Floor Plan showing boating activities. © Hayball</figcaption></figure>The Family Services Centre to be located on the first floor and comprises a 229sqm multi-purpose/function space to accommodate approximately 120 people, a 540sqm family services hub comprising a reception area, consulting rooms, play-group room, program room and outdoor playground.

The function space is open plan and provides direct access to a 30sqm viewing terrace. Amenities are located centrally within the plan and serve both the function space and the family services hub.

<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/dfsbh_ff_plan.png" rel="gallery-all" title="First Floor Plan illustrating programmatic arrangements of Family Services centre. © Hayball"><img alt="" class="image-article-full-width-580px" height="382" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/dfsbh_ff_plan.png?itok=AY7NQpID" title="First Floor Plan illustrating programmatic arrangements of Family Services centre. © Hayball" width="580"></a>

<figcaption>First Floor Plan illustrating programmatic arrangements of Family Services centre. © Hayball</figcaption></figure>Additionally the interim public realm design response includes a number of improvements proposed to the public realm over two stages:

<ul>
<li>The completion of Sailmaker Way to the eastern building line in bluestone pavement.</li>
	<li>The construction of the Collins Street footpath up to and adjacent to the entrance of the building.</li>
	<li>The construction of timber edge and seating to the edge of the Promenade.</li>
	<li>The provision of street lighting and bins on the northern side of Collins Street in accordance with City of Melbourne’s standards for Docklands.</li>
	<li>The construction of Collins Street within the bounds of the subject site including the construction of the bluestone pavements and car park bays to the north and south side of Collins Street.</li>
	<li>The provision of street furniture including lighting, bins, seats and bike hoops along Collins Street in accordance with City of Melbourne’s standards for Docklands.</li>
	<li>The provision of street trees along the south side of Collins Street.</li>
</ul>
Buildings such as the DFSBH and Library at the Dock are critical community infrastructure projects as they provide the waterfront with a much more human scale experience whilst also ensuring that larger public spaces such as Buluk Park are afforded access to adequate sunlight and remain desirable spaces to visit and engage. The injection of a diverse programme which differ from the largely retail focused tenancies at ground level add a further dimension to the docks.

The inspired choices of materials and building forms which respond to the waterfront context and built history of the area provide a softer and warmer contrast to the glazed concrete and steel office and residential towers. Further community focused buildings are planned for the waterfront along the northern edge of the peninsula.

The $8.5m facility is due to get underway in October with an anticipated completion date of September 2015.

<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/2719868_1_o.jpg" rel="gallery-all" title="Docklands Family Services &amp; Boating Hub from Collins Street. © Hayball"><img alt="" class="image-article-full-width-580px" height="317" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/2719868_1_o.jpg?itok=aOom8x8E" title="Docklands Family Services &amp; Boating Hub from Collins Street. © Hayball" width="580"></a>

<figcaption>Docklands Family Services &amp; Boating Hub from Collins Street. © Hayball</figcaption></figure>
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Building a Community: Docklands Family Services & Boating Hub

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So it has come to be that a slab of marble facade dislodging itself during 2012 has led to one of Melbourne's more audacious and sought after planning amendments. From that initial 'loss of face,' a chain of events has since seen 447 Collins Street vacated, approved for demolition and subject to an international design competition at the behest of current owner, <a href="http://www.cbusproperty.com.au/news/latest/cbus-snares-collins-street-gem/" target="_blank">Cbus Property</a>.

<a href="http://www.woodsbagot.com/" target="_blank">Woods Bagot</a> in conjunction with New York-based <a href="http://www.shoparc.com/" target="_blank">SHoP Architects</a> have created dual concept designs that would contravene one of Melbourne's enduring planning covenants, thus potentially setting a new benchmark for others to emulate. The Yarra River and Southbank have long been considered off limits in terms of overshadowing as explained below.

<h2>A river runs through it</h2>

<blockquote>
The importance of the Yarra River as a key natural feature of Melbourne is acknowledged in State planning policy, the Melbourne Planning Scheme and the Planning Schemes of other relevant municipalities. The only basis upon which an exemption to the prohibition could possibly be contemplated is if there was a demonstrated public benefit which would outweigh such an impact on a natural asset of state significance.

However, it is considered that it is premature to consider an exemption from the mandatory shadow prohibition requirement without further resolution of a detailed design for future development of the site.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<h2>Bridge and Spire concepts under consideration</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/image18447.jpg" rel="gallery-all" title="Alternative Spire (left) and Bridge concept designs. Image courtesy SHoP / Woods Bagot"><img alt="" class="image-article-full-width-580px" height="269" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image18447.jpg?itok=9-Vzd6w0" title="Alternative Spire (left) and Bridge concept designs. Image courtesy SHoP / Woods Bagot" width="580"></a>

<figcaption>Alternative Spire (left) and Bridge concept designs (right). Image courtesy SHoP / Woods Bagot</figcaption></figure>Seen above are the two concepts put forward for consideration and comment. Spire refers to the single slender tower in the vicinity of 300 metres in height while Bridge consists of two interconnected towers at 190 metres and 160 metres respectively.

The Spire proposal incorporates a tower to the western portion of the 5,900sqm site. Its massing and three separate elements sees Spire hold a remarkably similar form to another Melbourne proposal, <a href="/news/a-point-of-difference-97-franklin-street-melbourne" target="_blank">97 Franklin Street.</a>

While both schemes are mixed-use (commercial, residential and hotel and retail) only Spire proposes a large public space to three street frontages. This provision of a new public space by way of a city park is the 'carrot' for anointing Spire as the preferred outcome and would see a new public space of 2,000sqm established, equivalent in size to City Square or the State Library forecourt. Interestingly the Spire design seeks to subsume part of Market Street thus increasing dedicated public space 2,739sqm.

A height versus public benefit relationship is at play with the two designs. While Bridge would lessen Yarra River and Southbank overshadowing concerns, it also drastically reducing the amount of square metres dedicated to public space whereas Spire aims to deliver the opposite outcome. Therein lies the crux of the matter.

<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/image15447.jpg" rel="gallery-all" title="One outcome includes implementing a large public space. Image courtesy SHoP / Woods Bagot"><img alt="" class="image-article-full-width-580px" height="243" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image15447.jpg?itok=XA4Vj_Ya" title="One outcome includes implementing a large public space. Image courtesy SHoP / Woods Bagot" width="580"></a>

<figcaption>A large open space is the defining difference. Image courtesy SHoP / Woods Bagot</figcaption></figure>Despite discussions between City of Melbourne's Urban Design Branch and the proponent, City of Melbourne's Future Melbourne Committee report recommends the opposition of the proposed Planning Scheme amendment.

<blockquote>
Overall it is considered that the proposal is not supportable due to the potential to further erode a long-held policy and due to the loss of amenity to Queensbridge Square and the Yarra River corridor. The numerous policies which seek to protect the Yarra River and which highlight Queensbridge Square as an important open space are not given enough weight in the applicant’s submission. Although it is acknowledged that the proposal presents potential gain to an area of open space this should not be at the expense of existing amenity and character to one of our most important assets.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

In effect this places the final decision squarely in the hands of State Planning Minister Matthew Guy.

<h2>447 Collins and 555 Collins to overshadow?</h2>

Further west along Melbourne's premier thoroughfare, 555 Collins Street has garnered media attention in recent times. Touted as the future home of a 404-metre skyscraper, the initial proposal was promptly <a href="http://www.smh.com.au/business/property/skyscraper-plans-cut-down-to-size-20130710-2pqfv" target="_blank">consigned to history</a> owing to Essendon Airport's flight path restrictions.

Consequently controlling interests sold the site to Singaporean developer Fragrance Group and Apartments.com.au understands that preliminary talks have taken place regarding an optimal design envelope for the site. While a nominal height for 555 Collins Street has been put forward we're unable to divulge further information, suffice it to say that both 555 Collins Street and 447 Collins Street would comfortably overshadow the Yarra at certain times of the year based on initial concepts.
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