The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

Joel Robinson

First look: ‘Far more than replacing a shopping centre’ as Conquest unveils 736-home Eastlakes redevelopment

Abadeen has lodged a State Significant Development Application (SSDA) for one of Mosman's largest apartment developments in recent years, seeking approval to transform the former Honeysuckle Garden and Midas site on Military Road into a 100-apartment mixed-use development.

The SSDA, lodged with investment partner Phoenix Property Investors, proposes around $230 million worth of new housing on the prominent <a href="https://www.apartments.com.au/new-apartments/494-516-military-road-mosman-nsw-2088">494-516 Military Road</a> site.

The proposal comes as Mosman Council continues to progress its recently endorsed Masterplan, which identifies the precinct for increased housing density while maintaining the suburb's established character.

Designed by DKO Architecture, the development would comprise 100 apartments above ground-floor retail, with a rooftop wellness precinct including a gym, sauna, entertaining areas and landscaped communal spaces.

Rather than pushing to the full 12-storey height identified in Council's Masterplan, the proposal ranges between five and nine storeys, stepping down towards Hale Road. A tenth level would accommodate resident amenities rather than additional apartments.

The project has been designed to appeal to a broad range of buyers, from first home buyers and young professionals through to families and local downsizers looking to remain on the Lower North Shore.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="5dada03f-5b4c-43ba-ba62-2868add31440" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.57.55%E2%80%AFAM.png?VersionId=7LBy0B.Jo8_iWAFJsClcV7Q3UnXrv49r" />

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock.

"The apartments have been designed as genuine long-term homes, with efficient floorplans that maximise usable living areas, generous storage, natural light and strong connections between indoor and outdoor spaces," Brown says."

"We've focused on creating homes for a broad range of buyers, from first home buyers and growing families through to downsizers who want to remain in Mosman."

The rooftop wellness offering forms a key part of the proposal, with residents set to have access to a gym, sauna, outdoor entertaining spaces, communal dining areas, landscaped gardens and a multi-use recreation court overlooking Sydney Harbour.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="d37c2d6b-583a-4a0f-b7a9-9f46b893d2f4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.58.06%E2%80%AFAM.png?VersionId=FPoa5FCm2RtzjhAh2w5FTWJbV6GHfY8D" />

DKO drew heavily on the site's natural and cultural history, undertaking a Connecting with Country process with local Aboriginal Elders to inform the architectural and landscape design.

Senior Associate Matthew Ritchard said the design sought to create a building that responded to both the site's landscape and its cultural significance.

"The architectural language of the project is a deep expression of Connecting with Country, where the materiality and colour palette serve as a bridge between the site's geological history and its future as a residential sanctuary."

The proposal also retains the site's established blue gum tree as the centrepiece of the communal landscaped gardens, while introducing activated retail fronting Military Road to strengthen the connection between Mosman and Cremorne villages.

If approved, the project would deliver 100 new homes within walking distance of shops, public transport, schools and local amenities, adding to the limited pipeline of new apartments on the Lower North Shore.

<h2>Project Snapshot</h2>

Project: Honeysuckle Garden Redevelopment

Address: 494-516 Military Road, Mosman

Developer: Abadeen and Phoenix Property Investors

Architect: DKO Architecture

Lead Architect: Matthew Ritchard

Value: $230 million

Residences: 100 apartments

Key features:

<ul>
	<li>
	Ground-floor retail
	</li>
	<li>
	Rooftop wellness precinct
	</li>
	<li>
	Gym and sauna
	</li>
	<li>
	Outdoor entertaining and BBQ areas
	</li>
	<li>
	Landscaped communal gardens
	</li>
	<li>
	Multi-use recreation court
	</li>
	<li>
	Retained mature blue gum tree
	</li>
	<li>
	Connecting with Country design process
	</li>
	<li>
	Harbour, CBD and Balmoral views from upper-level apartments
	</li>
</ul>

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock

First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman

The wave of apartment proposals sweeping through Mosman shows no signs of slowing, with another major residential development lodged through the NSW Government's State Significant Development pathway.

Developer First Quadrant Properties, which recently completed Willoughby Grounds and has several projects in planning across the North Shore, has unveiled plans for <a href="https://www.apartments.com.au/new-apartments/cove-on-ourimbah-40-56-ourimbah-road-mosman-nsw-2088">Cove on Ourimbah</a>, a 63-apartment development on Ourimbah Road, adding to the growing pipeline of projects reshaping one of Sydney's most tightly held harbour suburbs.

The proposal would consolidate nine properties at 40-56 Ourimbah Road into a part eight, part nine-storey apartment building, continuing the momentum created by the NSW Government's accelerated planning pathways that have seen several significant developments emerge across Mosman over the past 12 months.

Designed by Doroch Architects, the project would deliver 63 apartments, resident wellness facilities including a gym, pool and sauna, landscaped communal spaces and basement parking, while using recessed upper levels, generous setbacks and extensive planting to reduce the perceived scale of the building.

<img alt="First look: First Quadrant Properties eyes nine-storey Mosman apartment project under State Significant pathway" data-entity-type="file" data-entity-uuid="32ee68e4-141e-4a10-8f83-48e961a5e71e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Ourimbah%20Road%2C%20Mosman%20a.png?VersionId=CUeILFc6APlwXPc.iplElbxHvREKwjig" />

Doroch Architects said the building had been designed to reinforce Mosman's established character.

"The building's aesthetic is grounded in the existing residential character of Ourimbah Road and the broader Mosman context," the architect noted in the planning documents submitted to the NSW Government.

The design adopts a contemporary material palette of natural stone, textured concrete and brown concave metal cladding, complemented by integrated planters and deep balconies. The podium incorporates softened curved concrete forms, while increased setbacks have been provided adjacent to the heritage-listed property at 60 Ourimbah Road to create a more sympathetic transition.

The site sits around 330 metres from Mosman Town Centre, placing it within the NSW Government's Low and Mid-Rise Housing policy area, where increased residential density is being encouraged close to shops, transport and services.

The proposal follows a string of major apartment projects lodged or declared State Significant in Mosman in recent months, including Abadeen's 100-apartment Honeysuckle Garden redevelopment on Military Road and several other developments across Awaba Street, Redan Street and Muston Street from the likes of Time &amp; Place, HELM and Prosker Property.

&nbsp;

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/time-place-to-take-on-mosman-apartment-market">Time &amp; Place to take on Mosman apartment market</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-abadeen-plans-100-apartments-on-former-honeysuckle-garden-site-in-mosman">First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman</a>

&nbsp;

First look: Another major apartment proposal signals Mosman's development boom

A new State Significant Development Application (SSDA) could reshape a prominent vacant site in Gosford's CBD, with Ming Tian Real Property proposing a mixed-use precinct that combines affordable housing, retail activation and a new public plaza.

The proposal for 43-45 Beane Street and 2 Keevers Lane would deliver a <a href="https://www.apartments.com.au/new-apartments/43-45-beane-street-gosford-nsw-2250">two-building development</a> comprising a 26-storey residential tower and a five-storey affordable housing building above ground-floor commercial space. A key focus of the project is the delivery of dedicated affordable housing alongside new public domain improvements designed to transform Keevers Lane into a more active urban destination.

Designed by <a href="https://www.apartments.com.au/architects/tony-owen-partners">Tony Owen Partners</a>, the development would provide 130 apartments, including 20 affordable housing dwellings managed by a registered community housing provider for at least 15 years. The market housing component comprises 110 apartments across a mix of one, two and three-bedroom residences, while the affordable housing includes six one-bedroom, 13 two-bedroom and one three-bedroom apartment. The proposal also incorporates 416 sqm of ground-floor retail, three basement levels accommodating 140 car spaces, 42 bicycle spaces, communal open space and extensive landscaping.

<img alt="First look: Ming Tian Real Property plans landmark affordable housing tower for Gosford city centre" data-entity-type="file" data-entity-uuid="9b858791-9060-4ee7-9178-44cb9e640a85" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Beane%20Street%20b_0.png?VersionId=_jbY0mqPEs7.jBZxozR7d6T4u85FoPmb" />

The affordable housing component has been distributed across both buildings, with four apartments located within the main tower and a dedicated five-storey building delivering a further 16 affordable homes. The project also includes 12 adaptable apartments and 24 dwellings designed to Silver Level Liveable Housing Guidelines.

The architectural design draws inspiration from Indigenous storytelling.

"The design is based on the indigenous motif of the Rainbow Serpent," Tony Owen Partners said in the Design Verification Statement.

"The Rainbow Serpent is a traditional totem of coastal eastern Australia. It represents natural forces, creation, change, and rebirth and is often associated with bodies of water. This motif can be seen in the undulation of the balconies rising on the building," Tony Owen Partners said in the Design Verification Statement.

Beyond the residential offering, the proposal seeks to revitalise the surrounding public realm, particularly Keevers Lane.

"The ground floor streetscape includes a commercial and dining precinct which will significantly improve the amenity of the area. This strategy transforms a currently inhospitable laneway into a thriving centre of urban renewal and day and night time activation to compliment the new adjoining UNC facilities," the architects said.

<img alt="First look: Ming Tian Real Property plans landmark affordable housing tower for Gosford city centre" data-entity-type="file" data-entity-uuid="36b0ca6b-af15-424c-81db-9f3049c07b0c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Beane%20Street%20podium.png?VersionId=QCAv7bCitrg3zIGZUHI2z_HR8qVfKbp1" />

The Environmental Impact Statement notes that the project aims to "improve the provision of diverse housing options within Gosford City Centre, enhancing the mixed-use precinct by delivering high quality residential development, whilst concurrently providing a diverse range of housing choices through the provision of affordable housing, which is in growing need within the Gosford City Centre."

The site occupies approximately 2,070 sqm in the Gosford city centre, around 250 metres from Gosford Railway Station and within walking distance of Gosford Hospital, Mann Street's retail precinct and the University of Newcastle's Gosford campus currently under construction. The currently vacant site previously received approval for a lower-scale residential development, with the new proposal leveraging the NSW Government's in-fill affordable housing pathway to increase density while introducing dedicated affordable housing.

First look: Rainbow Serpent inspires bold new Gosford apartment tower

Developer <a href="https://www.apartments.com.au/developers/bottega-property-group">Bottega House</a> has secured council approval for its first Brisbane project - a $270 million luxury residential development on an absolute riverfront site in leafy St Lucia.&nbsp;

The 15-storey project, known as <a href="https://www.apartments.com.au/new-apartments/st-lucia-by-bottega-house-180-macquarie-street-st-lucia-qld-4067">St Lucia by Bottega House</a> , will occupy a prime north-facing site at 178-180 Macquarie Street, directly fronting the Brisbane River in the established inner-west suburb known for its rowing clubs, golf courses and sprawling University of Queensland campus.&nbsp;

St Lucia by Bottega House will feature a suite of amenities including dedicated wellness spaces, a mineral pool and cold plunge. The project has been positioned to attract affluent owner-occupiers seeking high-quality, house-sized apartments.&nbsp;

Bottega House has been set up by co-directors Nick Malloch, Louis Mennes and Craig Marsh.

Malloch said the project drew inspiration from its Brisbane River setting and leafy inner-west surrounds, while responding to the demands of discerning locals looking to transition from freestanding homes into apartment living.&nbsp;

"With an expansive river frontage and lush green surrounds, we knew we had to create something special that reflects the natural beauty of the location while offering residents masterfully crafted homes," said Malloch.&nbsp;

"Our intent was to complement the project's quiet, private setting by introducing residences that offer a calm retreat and sanctuary from the everyday. The result is a harmonious blend of architecture, interiors and amenity that emphasises wellbeing, comfort and beauty without excess."&nbsp;

Malloch added that project consultants had been carefully selected in alignment with Bottega House's commitment to care, quality and attention to detail. The design team includes architects <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>, interiors practice <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and landscaping by <a href="https://www.apartments.com.au/architects/urbis">Urbis</a>.&nbsp;

Three-bedroom apartments are expected to start around $5 millio. Selling agents Keenan &amp; Byrne said the pricing strategy for the project was anticipated to achieve upwards of $25,500 per square metre.&nbsp;

The project's development approval this week follows the success of Bottega House's inaugural Queensland project - a 22-storey collection of full-floor sky homes at Broadbeach on the Gold Coast which included the sale of a two-storey penthouse at a record price for a beachside residence.&nbsp;

St Lucia by Bottega House is expected to launch to market in November, with construction anticipated to be completed mid 2029.

[smartcode_project_cta:default project_id=151826]

Bottega House to make Brisbane debut with St Lucia riverfront apartment development

Collie

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A mortgagee unit in Collie, Western Australia has sold for $195,000.
Located at <a href="https://www.realestate.com.au/sold/property-unit-wa-collie-131364398" target="_blank">4/60 Venn Street</a>, the home comprises three bedrooms, a single bathroom, and double garage.
The unit features easy vehicle access to the double garage and privacy. 
Situated at the rear of the complex, it comes with user-friendly kitchen, alfresco area and reverse cycle split system.
Val Bronickis, from Elders Collie, listed the property.
 
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j.ballantyne1990-6AQqhLzZaK

Collie, Western Australia mortgagee unit sold 

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A Collie, West Australia mortgagee home has sold for $202,500 after seeing significant reductions to the asking price.
From 2016 - 2018 the home was for sale, not as a mortgagee, originally seeking $330,000 which was reduced eventually to $269,000 over the life of the listing.
In this most recent campaign Val Bronickis of Elders marketed the home as a mortgagee sale seeking $235,000 which was later reduced to $200,000.
Situated at <a href="https://www.realestate.com.au/sold/property-unit-wa-collie-131364402" target="_blank">2/60 Venn Street</a>, the townhouse was built in 2010.
Set on 423 sqm, it is a three bedroom two bathroom abode.
The home was listed as a rental first in 2013 seeking $400/pw. 
This asking price was reduced multiple times, and the during the most recent rental campaign, the vendors sought $325/pw in 2017.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/1/Subscriber%20strip%20ad.jpg" alt=""></a>
The median price for a house in <a href="/news">Collie</a> is $145,000, according to CoreLogic data.
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Collie, WA mortgagee home sold at substantial discount on initial asking price

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Clyde Cottage, a productive property of 2,931 acres of mixed farming country situated 30 km North West of Collie, is under contract.
It was listed by Peter Dwyer from Peter Milling &amp; Company. 
<a href="https://www.realestate.com.au/property-mixed+farming-nsw-collie-7975170" target="_blank">Situated on Pleasant View Lane</a>, it features 7 dams, an electrically equipped bore,  9 paddocks with hinge joint and 6.8 km of new 8 line hinge joint fencing.
The improvements include a three bedroom basic weatherboard cottage.'
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/8/20/COLLIE%202.jpg" alt="">
Other features include steel and timber framed raised board, 2 stand unequipped wool shed, 18m x 9m with concrete floor wool area, 7,000 gallon rain water tank and adjoining older sheep yards.
It is about 49 km East of Warren and 100 km North of Dubbo with access from the arterial Collie - Bourbah Road and Pleasant View Lane.
 
 
 
 
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Clyde Cottage, Collie goes under contract

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Last Wednesday a Victorian Planning and Environment Law Association (VPELA) seminar on Government land, had presenters from both State (Department of Environment, Land, Water and Planning (DELWP) and VicTrack) and Local (City of Banyule) Government departments.

Part of the evening focused on the introduction in 2016 of the Fast Track Government Land Service, which is an initiative that charges DELWP with the responsibility of rezoning disused government land sites for suitable reuse. 

As explained on the night, State departments have had a history of banking land for long periods however, a policy change in August 2015 now requires that non-used land be declared.

It was interesting to hear that a number of the sites that have been sitting idle for years are still school sites – having in mind population growth and the perception that there have been considerable sales of disused school sites over many years. We realise of course, the existing sites may be in the ‘wrong’ areas.

The aim of the fast track service is to rezone land within six to seven months. If the land is to be rezoned for private redevelopment, the rezoning process can be drawn out compared with a rezoning for a Council purpose such as public open space.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/12_3_0.jpg" rel="gallery-all" title="Windsor Station's proposed new look. Image: SMA Projects"><img alt="" class="image-article-full-width-580px" height="348" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/12_3_0.jpg?itok=YWPN6SrX" title="Windsor Station's proposed new look. Image: SMA Projects" width="580"></a>

<figcaption>Windsor Station's proposed new look. Image: SMA Projects</figcaption></figure>Notwithstanding this, the principle of forcing departments to dispose of non-used land will have economic benefits. An example of this was the former Elsternwick rifle range owned by VicTrack being vandalised and costing money on security and maintenance before it was redeveloped.

Another interesting example raised was the proposed development of an apartment building adjacent to the Windsor train station and above the railway line utilising land and air rights owned by VicTrack. 

The proposed building has been in the press and will get people thinking about how we can more efficiently use underutilised land.

Michael Collie is Director at <a href="http://www.colliepl.com/">Collie Pty Ltd</a>, a multi-disciplinary Southbank-based firm with interests in strategic planning, development planning, urban design and landscape architecture. This article appeared on Collie's website.
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Michael Collie

How can we better utilise government owned land?

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Last week Collie staff members attended a VPELA seminar that focused on the Better Apartments Draft Design Standards that were released recently by the Minister for Planning. Four guest speakers with different areas of expertise and from a range of companies including David Lock Associates, Ark Resources, MAA Architects and Grocon shared their thoughts on the draft design standards.

In relation to side and rear setbacks, a standard requires staggered setbacks for apartment buildings above four storeys in height with these setbacks increasing for taller buildings. Mark Sheppard from David Lock Associates pointed out that under this standard, a developer would require a lot width of at least 39 metres to construct a building above eight storeys in height.

If implemented, this standard would limit the height of buildings on narrower lots and is likely to encourage the amalgamation of sites to achieve higher built form. As the building setbacks only apply to balconies and habitable room windows, Mark mentioned that this could result in high ‘blank’ walls being constructed on the boundary, which would not be a great urban design outcome.

Jan Talacko from Ark Resources focused on the standards that relate to daylight. Jan was of the view that the maximum room depth requirement will generally ensure that adequate daylight is provided to a habitable room however, the standard is unclear on whether deeper rooms can be provided where there is more than one aspect.

Similarly, unlike other environmental assessment tools where living rooms require a higher level of daylight, this standard does not differentiate between living rooms and bedrooms. Another standard queried by Jan is that requiring a minimum size for light wells, which take up a considerable area, but surprisingly may not result in the lower levels receiving adequate daylight.

This raises the question should a room at a lower level be allowed to rely on a light well as a source of daylight?

Comment was made by a number of the guest speakers on the standard requiring a habitable room to have a window in an external wall that is visible from any point in the room, with this standard effectively prohibiting a ‘saddleback’ arrangement. In many cases a saddleback arrangement provides a poor level of amenity however, examples were given that illustrate that in some cases a saddleback room when designed properly, can provide more than adequate daylight.

Karen Alcock from MAA Architects used this example and stressed it is important that the standards should not be used to discourage innovative design solutions.

All speakers were supportive of the introduction of apartment standards aimed at improving the quality of apartments. While the introduction will increase the cost of apartments, the general view was that many apartments that have been built could be deemed to be unliveable.

This article appeared on <a href="http://www.colliepl.com/2016/09/vpela-seminar-better-apartment-better-cant-afford/">Collie's website</a> on September 9, 2016. Michael Collie is Director at Collie Pty Ltd, a multi-disciplinary Southbank-based firm with interests in strategic planning, development planning, urban design and landscape architecture.
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VPELA seminar – is a better apartment better if you can’t afford it?

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Last week at a Property Council of Australia lunch in Victoria the Minister for Planning, Richard Wynne, presented to a sell-out crowd.

The first part of the presentation centred on the State Budget and as expected, the “fully funded” delivery of the Melbourne Metro Rail Project was a big focus.  The Minster spoke of the construction of the underground Arden Station as being a big opportunity to support infill redevelopment in the Arden-Macaulay precinct, with the future Station to improve connections to the Melbourne CBD.

The Minister advised that the State Government owns large amounts of land in the Arden-Macaulay precinct and that his Department is exploring the possibility of selling off parcels of land at below market value on the condition that any development must provide a percentage of affordable housing. 

This is a real opportunity and is no doubt inspired by the former role of the Minister in the Housing portfolio.

<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/melbourne-metro.jpg" rel="gallery-all" title="Intended Melbourne Metro rail map"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/melbourne-metro.jpg?itok=A1QGEnpU" title="Intended Melbourne Metro rail map" width="580"></a>

<figcaption>Intended Melbourne Metro rail map</figcaption></figure>The allocation of $25.5 million in the State Budget for reforms to the planning system labelled ‘Smart Planning’ was another focus of the presentation.  A notable reform proposed is the removal of the State and Local Planning Policy Frameworks and the replacement with one Planning Policy Framework. 

In our experience, Local Planning Policy Frameworks for municipalities are not updated regularly enough (often due to limited Council resources) and when they become outdated, have less or even little relevance to planning permit applications. 

We welcome this change especially if it reduces the amount of ‘red tape’ assessment required for applications.

Another positive reform proposed as part of ‘Smart Planning’ will be the ability to submit planning permit applications and to monitor the approvals process, online. 

This should allow applications to be lodged more quickly with a Council and depending on the reliability of the new system, should reduce the amount of chasing of Council planning officers to obtain updates on the status of an application – assuming of course the online process is updated regularly and of sufficient detail in terms of status / progress.

In terms of polices and guidelines, the Minister is aiming to introduce the final CBD built form controls along the with final apartment design guidelines in September 2016.

A concern that was raised during question time was in relation to third party appeal rights and the ability of objectors with little to no planning merit to hold up the approval of planning permit applications.  The Minister advised that he would not be considering any reform to third party appeal rights.

Another concern raised from the audience was the time it is taking the Minister to approve planning scheme amendments, with an example given of a particular amendment being with the Minister for seven months. 

In response, the Minister advised that he had inherited a backlog from the previous government and is working through it – but the excuse of inherited backlogs is a bit thin.

 

This article appeared on Collie's website. Michael Collie is Director at <a href="http://www.colliepl.com/">Collie Pty Ltd</a>, a multi-disciplinary Southbank-based firm with interests in strategic planning, development planning, urban design and landscape architecture.
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Property Council lunch with the Minister for Planning

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Last Wednesday I attended a VPELA seminar on transport and infrastructure.  The guest speakers included Adam Fennessy from the Department of Environment, Land, Water and Planning (also on the board of Infrastructure Victoria), Henry Turnbull from Traffix Group and Sallyanne Everett from Clayton Utz.

With the delivery of transport and infrastructure always a topical issue, the event proved interesting with a range of views from the speakers, followed up by pertinent questions.

Some interesting information from the evening: since 1955 car ownership has quadrupled and public transport patronage continued to decline, only recently returning to 1950 levels; in this period there has been a strong emphasis on investment in road infrastructure; as generally well known, with the exception of the city loop, the railway network has not changed significantly since 1940 and as Henry Turnbull stated, it was the borrowing of 100 million pounds from the Bank of England that largely funded the construction of the early railway network.

It was pointed out that the existing road network is at capacity and while road infrastructure projects such as completing the missing links in our freeway network remain important, investment in public transport infrastructure is the main way to accommodate mobility needs of population growth.  Clearly, there needs to be a balance between investment in public transport and road infrastructure. 

Given the bulk of investment has been in road infrastructure for the last 50 years or more, it is obvious that the focus needs to shift to upgrading our public transport network in order to redress the balance.

As a way of funding the delivery of public transport, it was suggested that a petrol tax be imposed of about 5 cents per litre.  This would have the added benefit of encouraging greener cars. 

While for various reasons the proposal was not well received by many in the room, it was pointed out if communicated clearly with the public at the outset, in terms of the objective and where the revenue was to be spent, from the outset this would increase the chances of implementation (sounds very like ideas from a certain new political leader).

The view was put that the Victorian government should increase its debt levels by borrowing money to fund public transport infrastructure.  The problem with increasing government debt is its politicisation and the off-put negative that increasing debt is bad for the economy. 

But if public debt is increased in a responsible way to invest in public transport infrastructure, surely such investment will generate jobs and eventually revenue which will stimulate the economy. 

Conversely, relying on a public transport system (which ironically was largely funded by debt!) that is already showing signs of being outdated, will be a cost to our economy in terms of higher and higher maintenance requirements, growing congestion of our roads and revenue lost from lesser patronage.

As with investment in any public area, the problem with government investment in transport and infrastructure is that it can be constrained by the election cycle.  For this reason, we welcome the principle of the establishment of Infrastructure Victoria, an independent body, whose role is to advise the State and Federal Government on infrastructure projects. 

Adam Fennessy advised that Infrastructure Victoria has recently released a discussion paper on a 30-year plan for Victoria’s infrastructure needs.  We welcome the release of this discussion paper and hope that the development of a long term plan for Victoria’s infrastructure will shift the focus for government away from the election cycle and toward delivering projects that are important to Victoria.

All in all, it was an interesting seminar that repeated the message that the time to invest in public transport is now.  As we are well aware, we are still benefitting from the money that was borrowed to complete our railway network in 1940. 

Hopefully we can learn lessons from the past and make a bold move again based on what Victoria really needs.

This article appeared on Collie's website. Michael Collie is Director at <a href="http://www.colliepl.com/">Collie Pty Ltd</a>, a multi-disciplinary Southbank-based firm with interests in strategic planning, development planning, urban design and landscape architecture.

Lead image courtesy SMH
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VPELA seminar on Transport and Infrastructure

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Last Tuesday I attended a VPELA seminar where the Minister for Planning (Richard Wynne) was the guest speaker.  The purpose of the evening was for the Minister to provide an update on how the State Government is progressing with reforming the planning system.

The Minister presented well and his enthusiasm on a number of issues, which he was able to back up with practical examples, made his presentation quite engaging.

In response to high rise development that has largely been unregulated in the CBD, the Minister was quite proud of the interim CBD height and setback controls that were introduced recently and believes they will make a significant difference to how people relate to future built form on the ground.  In addition, the Minister has guaranteed that permanent CBD height controls will be subject to a full exhibition and planning panel process to allow reasonable opportunities for community consultation. 

Furthermore, the Minister is a big advocate of high rise development making a positive contribution to the public realm whether this is through its architecture, height and setbacks or providing a public space or a laneway.

In relation to the review of apartment design by the State Government, the Minister was not supportive of mandatory apartment sizes and is of the view that it is not so much size that matters, but the ability to deliver good apartment design.  This view is shared by Collie and others in the industry.  According to the Minister, draft apartment design guidelines are due to be released later this 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/architecture-exteriors-2.jpg" rel="gallery-all" title="McBride Charles Ryan's Banksia at Newquay; an exemplar of quality design"><img alt="" class="image-article-full-width-580px" height="511" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/architecture-exteriors-2.jpg?itok=E0wPqnsn" title="McBride Charles Ryan's Banksia at Newquay; an exemplar of quality design" width="580"></a>

<figcaption>McBride Charles Ryan's Banksia at Newquay; an exemplar of quality design</figcaption></figure>With the development of apartment dwellings in existing suburbs outstripping the number of dwellings being constructed in greenfield areas, the Minister was adamant that existing suburbs must accommodate the bulk of the growth.  Having recognised a barrier to this was often the ‘not in my backyard’ view, the Minister suggested that improved community engagement was necessary to overcome this barrier, but did not elaborate on how this could be achieved.

Surprisingly in his presentation, the Minister was silent on the residential zone review being conducted by the State Government and did not comment on some of the issues with the application of the new zones.  Some of the more critical issues in our view are the Neighbourhood Residential Zone (NRZ) (the most restrictive zone) providing limited opportunity for re-development and the application of the NRZ in some cases being politicised with no shared commitment across municipalities to accommodate population growth.

The Minister talked about the re-development of ‘grey’ and ‘brownfield’ sites being integral to accommodating residential growth in existing suburbs, but did not mention the role incremental two to four storey townhouse / apartment development, in locations that are well serviced, would play.  This gave the impression that the Minister was taking a cautious approach pending the findings of the residential zone review.

An updated version of Plan Melbourne is to be released in the middle of the year and it was unusual to hear the Minister give credit to the previous State Government for its work in the preparation of the document.  It was also refreshing to see that Melbourne’s key strategic planning document has some bipartisan support with the document to remain largely unchanged.  This is a welcome change from having a new strategic document prepared each time a new State Government is elected.

Following the presentation, a pertinent question was asked in relation to the Metropolitan Planning Levy (MPL).  The question related to the lack of guidance that is available on the MPL in order to determine when it is applicable.  It was also pointed out that there is no consistent approach in its application across municipalities. 

The Minister acknowledged that the MPL has caused some confusion and has promised to provide further clarity on its application shortly.

Michael Collie is Director at <a href="http://www.colliepl.com/">Collie Pty Ltd</a>, a Melbourne-based firm specilising in strategic and development planning, urban design and landscape architecture.

Lead image courtesy Skynews
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VPELA seminar and the Minister for Planning

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Guidelines and standards for apartment design are being debated rigorously in the planning industry with the release in May by the State Government of the Better Apartments discussion paper. A panel of four industry experts engaged in a lively debate at a UDIA forum on July 9th.

Christine Wyatt, Deputy Secretary of DELWP, introduced the topic and gave a brief overview of the process thus far. She encouraged everyone to get involved in the discussion as the Minister for Planning with the support of the Department of Environment, Water and Planning (DELWP) is in the consultative phase of the process and is seeking feedback from the development industry and the general public.

The panel comprised four industry experts: Craig Yelland (Plus Architecture), Nicola Foxworthy (Common Equity Housing), David Waldren (Grocon) and Marcus Spiller (SGS Economics). Questions from the chairperson and the audience sparked a strong debate, with a range of differing viewpoints expressed throughout the discussion.

<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/betterapartments.jpg" rel="gallery-all" title="Launched during May and still subject to robust discussion"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/betterapartments.jpg?itok=7XqbVD0w" title="Launched during May and still subject to robust discussion" width="580"></a>

<figcaption>Launched during May and still subject to robust discussion</figcaption></figure>Craig Yelland sees no reason to change the existing planning controls applicable to apartment developments. He believes that the current system rewards good design by permitting development above discretionary controls where an exemplary design is proposed. According to Craig, the NSW SEPP 65 regulations have made finding a suitable site in Sydney and developing a feasible scheme incredibly difficult, subsequently driving up the cost of apartments.

In complete contrast to Craig, David Waldren was in favour of guidelines and minimum standards, and mentioned that Grocon uses SEPP 65 as a benchmark for its Melbourne developments, believing that it facilitates a high standard of housing. He said that minimum apartment standards would provide a level playing field for all developers, clearly setting out expectations.

While Nicola did not agree that mandatory standards were necessary or beneficial in all instances, she was supportive of some guidance for apartment proposals to ensure that all housing, including affordable housing, provides reasonable amenity to occupants.

Marcus Spiller believes that the internal specifications of apartments should be left to the market to determine with only the aspects of apartment development that affect public amenity being regulated.

<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/the-commons.jpg" rel="gallery-all" title="The Commons Brunswick, considered an exemplar project"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/the-commons.jpg?itok=Zoc8X_s6" title="The Commons Brunswick, considered an exemplar project" width="580"></a>

<figcaption>The Commons Brunswick, considered an exemplar apartment project</figcaption></figure>While we share some of the concerns raised by the panel regarding the implications for housing affordability if minimum standards are mandated, we believe that some guidance is necessary to ensure that a reasonable level of amenity is provided to all apartment dwellers. A performance based system that rewards innovative design can still be achieved while setting out clear expectations for apartment developments under a new set of guidelines.

We will be keen to see the process unfold over the coming months and look forward to seeing the first draft of the guidelines in 2016.

This article appeared on Collie's website on July 24th. Michael Collie is Director at <a href="http://www.colliepl.com/">Collie Pty Ltd</a>, a multi-disciplinary Southbank-based firm with interests in strategic planning, development planning, urban design and landscape architecture.
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UDIA Forum - Apartment Design and Affordable Housing

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At the start of June, I along with another Collie staff member attended a <a href="http://www.vpela.org.au/">VPELA</a> seminar that focused on housing affordability and design. Four guest speakers from a diverse range of professions including Urbanxchange, Elenberg Fraser, Breathe Architecture and the Property Council of Australia shared their thoughts on Melbourne’s current housing supply and the types of housing supply required to meet housing needs for all.

In the seminar there was a particular focus on apartment style development, which is topical given the recent release of the ‘Better Apartments Discussion Paper’ by the State Government.

It was agreed by all speakers that more affordable housing is required to accommodate the thousands of Melburnians who for various reasons are unable to either rent or purchase a house at market price. It was raised by a number of speakers that the State Planning Policy Framework currently lacks direction on this issue and individual Councils often do not moderate expectations on affordable housing with what is feasible from a developer profit perspective.

An example of a good initiative, was in the City of Port Phillip where a developer was granted approval to construct a bonus three levels for providing some affordable housing. This example could be implemented on a more regular basis through incentive based zoning, which has been highly successful in Vancouver in providing community facilities.

In relation to appropriate design, most speakers linked this topic directly to apartments and the possible introduction of an apartment design code following the ‘Better Apartments Discussion Paper’. There was a general consensus, and Collie agrees, that apartment size should not be mandatory as this would stifle apartment design.

Innovative and creative design to use smaller spaces, and in some cases use the same space for multiple purposes, is a way of delivering apartments that provide a high level of amenity. An example of the creative use of space was illustrated in a video where the layout of an apartment of just 8 square metres in Paris could be reconfigured virtually instantly to accommodate a single bed, a table and chairs, a book shelf and additional wardrobe / storage space.

Whilst 8 square metres is generally considered to be an unacceptable size for a dwelling, the video illustrated how creative design in small spaces can achieve liveable and functional space. We acknowledge however, that such innovative / good examples are the exceptions that are more difficult to write into planning controls.

In addition, use of the same space by many residents is more efficient and can foster a sense of community in situations where it may not normally occur. An example was given in which a high rise apartment building contained several shared facilities such as a gym, pool, library, lounge or dining room.

Apartment design also tied into with the affordability issue where for example, forgoing a larger apartment with a dining room for a smaller apartment that relies on using a shared dining room can increase affordability for the purchaser.

Examples of creative and innovative design were also highlighted by Breathe Architecture, the architects who designed the Commons apartment development adjacent to Anstey train station and the Upfield bike path in Brunswick. In an effort to reduce costs, many elements were removed in the construction and marketing of this development that many other developers would consider to be essential, such as car parking, air conditioning, individual laundries, a real estate agent and a marketing team.

The development was able to compensate for the loss of some of these elements through the provision of green and solar roofing with a communal laundry, a dedicated car share service and bicycle parking. Exposed concrete ceilings and not tiling the bathrooms were further examples of savings in the cost of construction, which allowed Breathe Architecture to deliver a more affordable housing product.

Collie is in the process of making a submission in response to the Better Apartments Discussion Paper which will be made available on our web site in due course.

This article appeared on <a href="http://www.colliepl.com/news_and_projects/2015/06/vpela-seminar-melbournes-housing-equation/">Collie's website</a> on June 5th. Michael Collie is Director at <a href="http://www.colliepl.com/">Collie Pty Ltd</a>, a multi-disciplinary Southbank-based firm with interests in strategic planning, development planning, urban design and landscape architecture.
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