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

Clifton Hill

<html><body>
It's not often that a six-storey development in Clifton Hill comes along and excites us, but 122-138 Roseneath Street does just that.

To be delivered by development partners <a href="http://wulffprojects.com.au/">Wulff Projects</a>, <a href="http://www.iconco.com.au/">Icon Co</a> and <a href="http://assembleprojects.com.au/">Assemble</a> the proposal promises to deliver a design outcome and community focused development on par with Six Degrees' Heller Street development. Designed by Assemble's design team, the proposal replaces an earlier approved scheme for the site by ROTHELOWMAN which came with the site purchase.

Located within a pocket of Clifton Hill with immense redevelopment potential, the site comprises a large warehouse and office building complex with a notable and distinct Brutalist office building. The proposed development has a primary northern frontage along Roseneath Street and is flanked by a mix of commercial and residential buildings.

The proposed design consists of three main forms that are oriented in a north-south alignment through the site, separated by two sets of landscaped communal walkways accessed via a series of cascading steps, which raise the ground plane above a single-storey podium resulting in open and accessible yet semi-private alcoves for resident access.

This responds to the site's immediate context which features built form arranged in a similar manner, reinforcing the development's considered approach in its position within the street. Additionally these north-south thoroughfares provide solar access and amenity to dwellings resulting in residences with dual aspects.

<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/roseneath_concept_diagram.jpg" rel="gallery-all" title="Concept diagram courtesy of Assemble."><img alt="" class="image-article-full-width-580px" height="342" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/roseneath_concept_diagram.jpg?itok=NdYC3-Ec" title="Concept diagram courtesy of Assemble." width="580"></a>

<figcaption>Concept diagram courtesy of Assemble.</figcaption></figure>The podium gives way to three and four-storey townhouse buildings on both sides, and a tiered six-storey apartment building in the centre. The podium beneath the central volume provides a retail streetscape interface that engages with Roseneath Street, with the retail tenancy envisaged to be occupied by a grocer with a cafe element.

The central building has been designed to be a "highly articulated sculptural building" that recedes back into the site as it rises from the street resulting in highly recessive upper forms and a street edge of a human scale.

The choice of materials is a subtle reference to the existing Brutalist building and draws upon the tactile nature of other buildings in the local area resulting in a soft and neutral material palette. Existing building elements have been retained in the podium to the west with the project team citing the offices of Clare Cousins as an inspiration for retention of the Brutalist elements in addition to the structural capability of the existing structure to accommodate additional levels.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/roseneath_existing_proposed.jpg" rel="gallery-all" title="Existing and proposed including retained Brutalist elements."><img alt="" class="image-article-full-width-580px" height="416" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/roseneath_existing_proposed.jpg?itok=SMYWe9q7" title="Existing and proposed including retained Brutalist elements." width="580"></a>

<figcaption>Existing and proposed including retained Brutalist elements.</figcaption></figure>As previously stated the ground level includes retail and café tenancies, allowing for a high level of active frontage along Roseneath Street which has been achieved via the strategic placement of services and car park entry.

Street level improvements further help to create a sensitive interface between retail and pedestrian streetscape, these include the sculptural concrete balconies and generous setbacks at the ground floor which create an open undercover pedestrian space.

The design also features activated vertical circulation by incorporating open external staircases which are animated by the vertical movement and transitioning of residents through the building, a welcome departure from static concrete isolated fire stairs. Sliding shutters add a further layer of movement to what could have easily been an otherwise static facade. This also has the added benefit of creating a dynamic climate responsive operable skin.

Coupled with the internal layouts this also allows for flexibility of the internal/external spaces, with the opportunity to increase the living area while maintaining privacy to the residence should the occupier so desire it.

<blockquote>
The proposed building is a highly site responsive design with a strong sustainability, quality and community focus. The design is driven by fundamental principles including a strong emphasis on internal amenity, privacy, light and air access, equitable views lines, and communal facilities. Diversity of apartment types offers future owners and occupiers a wider variety of lifestyle options, catering to diverse community needs. The diverse housing options include studios; 1, 2 and 3 bedroom apartments; and 3 and 4 bedroom townhouses.

Large internal and external communal areas, including landscaped terrace spaces and a generous north-facing community room encourage engagement between neighbours and soften the transition between public streetscape and semi-private shared circulation. Significant communal landscaped terrace spaces that occupy roughly one third of the site are accessible from the street below.

The project is conceived as an exemplar of contextually sensitive, high quality design and sustainable apartment living.
<cite>Assemble Design Report, June 29 2015</cite>
</blockquote>

Another noteworthy aspect of the project is the development team's desire to engage in a community consultation process to ensure Roseneath Street is embraced by the local community and a project it can be proud of and reflects Assemble's commitment to early engagement with the community and councils.

The town planning application for 122 Roseneath Street has been significantly influenced by lengthy consultation with nearby residents and The City of Yarra. Through this consultation, the team has made a range of design changes to enhance the development, respond to ideas and suggestions, and to improve interface conditions.

<h2>Materiality</h2>

Often easily overlooked externally in favour of a cheaper construct it's generally the materiality of boutique developments such as Roseneath Street which set it apart from the more investor-driven product. Overall the proposal from a material sense is all about texture favouring materials which are more robust and require minimal maintenance for residents.

Employing the use of timber boards and battens to form screens, fences and soffits provides a softer and warmer contrast to the cooler, robust and brutal concrete and metal elements. The precast concrete panels of both the ribbed and smooth variety respond to the Brutalist offices currently on site while the white and charcoal bricks respond to the vernacular of the area's existing housing stock.

<h2>Key project features</h2>

<ul>
<li>No borrowed light to apartments</li>
	<li>Diversity of housing types and sizes ranging from studios; 1, 2 and 3 bedroom apartments; and 3 and 4 bedroom townhouses</li>
	<li>Strong sustainability and community design focus</li>
	<li>Highly articulated sculptural form</li>
	<li>Considered building response to existing and future context</li>
	<li>Large internal and external communal areas including significant landscaped terrace spaces</li>
	<li>Dynamic operable climate responsive facades</li>
	<li>Activated vertical circulation</li>
	<li>Sensitive retail streetscape interface</li>
	<li>Street level improvements</li>
	<li>Communal areas include workshop/bike repair station and multi-purpose room</li>
	<li>Purchaser options for electric car charge points</li>
	<li>Scooter parking provision</li>
	<li>Ratio of more than 1 bike space per dwelling</li>
	<li>Generous North-facing community room with common kitchen and dining facilities, and outdoor terrace</li>
	<li>High quality, owner-occupier focused design</li>
</ul>
<h2>Project team</h2>

<ul>
<li>Developer Partners: Wulff Projects, Icon Co, Assemble</li>
	<li>Architect: Assemble</li>
	<li>Landscape Architect: MALA</li>
</ul>
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Laurence Dragomir

In detail: 122-138 Roseneath Street, Clifton Hill

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Is it a case of natural progression or development too far? City of Yarra is currently considering an 11 level residential application located at 243-247 Queens Parade in Clifton Hill.

Located within a wedge of land known as Clifton Hill Interchange, the site and surrounds are earmarked for residential redevelopment via both State Planning Policy Framework and the Local Planning Policy Framework. The latter decrees that built form of 5-6 storeys are ideal "Unless the proposal can achieve benefits such as significant upper level setbacks, architectural design excellence and positive contribution to the enhancement of the public domain."

<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/Image64_1.jpg" rel="gallery-all" title="Site location. Image © Fieldwork"><img alt="" class="image-article-full-width-580px" height="348" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image64_1.jpg?itok=i_GJkM1-" title="Site location. Image © Fieldwork" width="580"></a>

<figcaption>Site location. Image © Fieldwork</figcaption></figure><h2>Design details</h2>

<ul>
<li>Address: 243-247 Queens Parade</li>
	<li>Developer: Parade Projects Pty Ltd</li>
	<li>Architect: Fieldwork Projects</li>
	<li>Town Planning: Tract Consultants</li>
	<li>11 levels @ 40.5 metres</li>
	<li>76 dwellings (38 x 1 bedroom 30 x 2 bedroom 8 x 3 bedroom)</li>
	<li>85 basement car spaces</li>
	<li>2 retail spaces over 109.3 sq.m</li>
	<li>Communal roof top gardens at eighth and eleventh floors</li>
	<li>4 star Green Star</li>
</ul>
<h2>Fieldwork make their debut</h2>

Northcote-based Fieldwork Projects make their debut on Apartments.com.au with 243-247 Queens Parade in Clifton Hill. In designing the project Fieldwork have sought "Close consultation with Yarra City Council to achieve a highly suitable planning outcome for the site. Close attention has been paid to Council's Municipal Strategic Statement, including housing diversity, urban design principles and the site's strategic potential for absorbing a higher density of Yarra residents."

Generally the building consists of four elements:

<ul>
<li>A two level podium and canopy at ground level, which integrates with the existing warehouse streetscape (Ground Floor to Level 1)</li>
	<li>A set-back apartment level with contiguous decking creates a shadow-line effect, delineating the upper and lower forms (Level 2)</li>
	<li>The 'floating' sculptural form (Levels 3 to 7)</li>
	<li>The setback upper sculptural form (Levels 8 to 10)</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/Image65.jpg" rel="gallery-all" title="Crowning feature. Image © Fieldwork"><img alt="" class="image-article-full-width-580px" height="446" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image65.jpg?itok=whvRpNCg" title="Crowning feature. Image © Fieldwork" width="580"></a>

<figcaption>Crowning feature. Image © Fieldwork</figcaption></figure><blockquote>
The building is designed to be sensitive and responsive to the existing context while being mindful of the changing nature of the area and the likely higher density development which will eventually surround it.
</blockquote>

Vertically ribbed precast panels are broken in places by vertical aluminium fins and dynamic, operable bi-fold shutters. Lower levels feature timber bi-folds as does the underside of the footpath canopy while street frontage is a mixture of white and charcoal brickwork.

The building's required setback of the upper form allows for a landscaped terrace area supplemented by an indoor communal area. Landscaping and common vegetable garden aside, the terrace is framed by a feature tri-level staircase and includes a kitchen, dining facilities and the ubiquitous barbeque.

<h2>The pointlessness of grey planning?</h2>

Recall that City of Yarra have nominated 5-6 levels as their preferred built form outcome, yet have left the door open for increases subject to factors such as design excellence. During 2013 Council rejected the adjoining 217-241 Queens Parade development at 8 levels which was consequently approved by VCAT.

At 11 levels could anyone envisage City of Yarra approving this development? The answer for most is no; therefore would any reader also doubt VCAT will be called upon once more? And another question: why allow such ambiguity in planning controls when it seems the end result is costly legal representation and wasted time?

No doubt the rationale behind the controls is there, but is seems a pointless exercise by City of Yarra to allow scope for height increases and then rejected them promptly, as has been the case on the neighbouring site and elsewhere within Yarra. The final outcome will be interesting.
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