<a href="https://www.apartments.com.au/new-apartments/otium-parkdale-123-125-como-parade-east-parkdale-vic-3195">Otium Parkdale</a>, the 13-residence boutique development by&nbsp;<a href="https://www.apartments.com.au/developers/huxtable-property">Huxtable Property</a>, has entered its final stages of delivery, with completion expected within the coming month and more than half of the residences sold.

The Como Parade East project is nearing the finish line at a time when opportunities to purchase new apartments in <a href="https://www.apartments.com.au/developments/parkdale-vic-3195">Parkdale</a> remain exceptionally limited. Fewer than 10 per cent of dwellings in the bayside suburb are apartments, making developments like Otium a relatively rare addition to a market traditionally dominated by detached housing.

[smartcode_project:default project_id=134974 project_image_fid=5427]

The three-level development comprises 13 residences, including ten two-bedroom apartments and three larger three-bedroom homes, all positioned above a secure basement car park.

Designed by <a href="https://www.apartments.com.au/architects/almeida-architects">Almeida Architects</a> with a strong connection to its coastal surroundings, Otium combines red brick, exposed concrete and dark metal detailing with integrated landscaping and greenery. Expansive glazing, generous balconies and terraces have been incorporated throughout the design to maximise natural light and reinforce indoor-outdoor living.

Inside, the residences feature engineered European oak flooring, natural and reconstituted stone benchtops, Bosch kitchen appliances, ducted heating and cooling, lift access and secure entry systems. The larger three-bedroom residences on the upper level have been designed with house-like proportions, while the two-bedroom apartments prioritise functionality, flexibility and low-maintenance living.

[smartcode_project:default project_id=134974 project_image_fid=5421]

The project is now in its final stages, with <a href="https://www.apartments.com.au/builders/labco">Labco</a> completing the remaining landscaping and external finishing works following the completion of the residences' interiors.

Otium's location within the heart of Parkdale continues to underpin its appeal. Residents will be just steps from local cafés, restaurants, shops and the newly elevated Parkdale Station, while the beach is less than a kilometre away.

With the project tracking ahead of schedule, buyers can currently secure a residence with a five per cent deposit and benefit from settlement terms of up to eight months. The advanced stage of construction also provides buyers with the opportunity to walk through the near-complete residences and experience the quality and finishes firsthand ahead of completion.

[smartcode_project_cta:default project_id=134974]

Joel Robinson

Otium Parkdale enters final month before completion as rare apartment opportunity nears sellout

A new boutique apartment development is entering the market in <a href="https://www.apartments.com.au/developments/chermside-qld-4032">Chermside</a>, with Brisbane-based developer <a href="https://www.apartments.com.au/developers/ausdev">Ausdev</a> bringing 33 residences to a well-connected pocket of Brisbane's north.

<a href="https://www.apartments.com.au/new-apartments/parkdrive-apartments-chermside-25-sammells-drive-chermside-qld-4032">Parkdrive Apartments</a>, at 25 Sammells Drive, will comprise a mix of one- and two-bedroom residences positioned within walking distance of Westfield Chermside, The Prince Charles Hospital, and Bradbury Park.

Established in 1989, Ausdev has a long-standing presence across both development and construction, with Parkdrive Apartments representing its latest residential project in Brisbane's northern suburbs.

[smartcode_project:default project_id=152125 project_image_fid=363778]

The development has been designed around open-plan living and natural light, with residences featuring stone benchtops, timber cabinetry, BOSCH appliances, and private balconies that extend the living areas outdoors.

Kitchens are positioned as the centrepiece of the homes, incorporating natural material palettes and integrated appliances, while bathrooms have been designed with a focus on functionality and understated finishes.

Residents will have access to a communal barbecue and entertaining area on Level 3, providing shared outdoor space within the development. Secure parking and lift access are also incorporated into the building.

The project will deliver a limited collection of 33 apartments, with one-bedroom residences priced from $749,000.

[smartcode_project:default project_id=152125 project_image_fid=363782]

Beyond the building itself, the location places residents within easy reach of several of Chermside's key amenities. Bradbury Park is around 350 metres away, while Westfield Chermside is approximately 1.3 kilometres from the site. The Prince Charles Hospital is located within 750 metres, and the Chermside Bus Interchange is around 1.5 kilometres away, providing connections across Brisbane.

Parkdrive Apartments adds to the growing residential pipeline in Chermside, a suburb that continues to evolve as a major retail, healthcare, and transport hub for Brisbane's north.

[smartcode_project_cta:default project_id=152125]

Ausdev introduces boutique Parkdrive Apartments to Chermside's growing centre

<a href="https://www.apartments.com.au/developers/skymark-group">Skymark</a>'s boutique Cronulla development Solis has secured a 10-year Latent Defects Insurance policy through Resilience Insurance, providing buyers of the 16-residence building on Ewos Parade with structural and waterproofing protection that extends a decade beyond the building's completion.

Currently under construction and due for completion in late 2027, <a href="https://www.apartments.com.au/new-apartments/solis-cronulla-8-ewos-parade-cronulla-nsw-2230">Solis</a> is one of a small number of new developments in the Sutherland Shire to carry Resilience LDI coverage, a distinction that carries increasing weight as buyer confidence in the off-the-plan sector continues to be shaped by how developers stand behind their product.

Latent Defects Insurance, which entered the Australian market in 2022 when Resilience Insurance was approved to offer the cover, protects buyers against major structural or waterproofing defects for ten years post-completion. Unlike traditional statutory warranties, it operates as a first-resort policy, if a covered defect arises, the insurer responds directly, without the buyer needing to pursue the builder or developer through a lengthy claims process.

Resilience Insurance CEO Corey Nugent has noted that the product addresses something fundamental to the new apartment market.

"The overarching feedback from prospective buyers in the new development space is that they want more confidence and assurances around the quality of the build," Nugent says.

"Resilience Insurance Latent Defects Insurance not only gives them complete peace of mind for 10 years, but it shows the developer they are buying from is standing by their product."

[smartcode_project:default project_id=150499 project_image_fid=370898]

For Solis, the Resilience LDI policy adds a meaningful layer of accountability to an already considered project. The development comprises nine two-bedroom and seven three-bedroom residences, including one dual-level three-bedroom apartment, across a five-storey building on Ewos Parade, positioned between Shelly Beach and South Cronulla.

Garden apartments connect directly to private landscaped courtyards, while upper-level homes capture beach views to the east from level four and above.&nbsp;

All 16 residences include at least one balcony or courtyard, and select apartments on the upper floors feature bar areas and secondary flexible living spaces.

Hiba Sander, Managing Director of Skymark, says Solis offers a rare balance, nestled between the quiet beauty of secluded beaches and the lively charm of South Cronulla's esplanade.

"It's a place to choose your pace and live gracefully, seaside'," Sander says.

[smartcode_project:default project_id=150499 project_image_fid=370900]

The architecture, designed by <a href="https://www.apartments.com.au/architects/ida-design-group">IDA Design Group</a>'s Michael Trinh, draws from the natural erosion patterns of <a href="https://www.apartments.com.au/developments/cronulla-nsw-2230">Cronulla</a>'s sandstone headlands, translating the organic forms of the coastline into soft curves, pavilion-style massing, and a material palette chosen for longevity in a salt-tinged environment.&nbsp;

Textured natural stone, soft renders, and timber-look battens reference the tones of the surrounding cliffs, while the building has been oriented to maximise natural light and passive ventilation, with primary living spaces facing north and east to capture morning sun and sea breezes.

"At Solis, our aim was to create architecture that feels quietly confident, grounded in natural materials like stone and timber, and elevated by light and landscape," Trinh says.&nbsp;

"The buildings are designed to sit gently within their coastal surrounds, with expansive glazing and abundant greenery creating a seamless dialogue between inside and out."

[smartcode_project:default project_id=150499 project_image_fid=370897]

Interiors by <a href="https://www.apartments.com.au/architects/hot-black">Hot Black</a> carry the same material language through to every room. Kitchens feature integrated Gaggenau appliances, sculpted stone benchtops, and Lo &amp; Co joinery, while bathrooms feature natural stone, timber, and brushed metal finishes.&nbsp;

Hot Black Founder and Design Director Sophie Safrin describes the intent as one of considered restraint: "At Solis, every detail has been thoughtfully considered to create a timeless coastal retreat, calm, refined, and effortlessly liveable. From natural finishes to seamless indoor-outdoor flow, Solis offers a quiet elegance that's deeply connected to its surroundings.

The landscape, designed by Julian Brady of <a href="https://www.apartments.com.au/landscape-architect/sitedesignstudios">Site Design Studios</a>, treats green space as an integral part of the resident experience rather than an afterthought.&nbsp;

"Gentle curves and layered native plantings mirror the ebb and flow of the ocean," Julian Brady says, "creating a serene connection between architecture and place."&nbsp;

Coco Republic has provided bespoke furniture packages tailored to the project's coastal palette.

[smartcode_project:default project_id=150499 project_image_fid=370899]

Skymark has an established track record in the Sutherland Shire, with a portfolio spanning Cronulla, Woolooware and Burraneer that includes Isla, Sylva, Bask, Shells, Sula and Mist. Securing LDI on Solis reflects a broader shift in how the developer is positioning its buildings to buyers, at a time when Resilience Insurance expects the policy to become mandatory in New South Wales by 2028.

Sales at Solis are launching soon through Ray White Projects, with an official event scheduled for 11 June. Enquire for more information.

[smartcode_project_cta:default project_id=150499]

Skymark takes out 10-year Resilience Insurance LDI at Solis Cronulla

Investors may soon find themselves with fewer reasons to buy established property and more incentives to look towards the new apartment market.

Proposed changes to negative gearing and capital gains tax concessions would see new and off-the-plan apartments retain access to the tax benefits, while established properties would miss out, creating a clear advantage for buyers purchasing newly built housing.

The policy direction aligns with what many developers have been saying for several years. Australia needs more housing supply, and governments are increasingly looking for ways to encourage investment into new stock rather than existing homes.

The challenge for investors is that suitable product is becoming harder to find.

For much of the last decade, one-bedroom apartments were the cornerstone of investor demand. They offered a lower entry price, strong rental appeal, and were a common feature across most apartment developments.

Today, the development pipeline looks very different.

Across both New South Wales and South East Queensland, developers are increasingly targeting owner-occupiers and downsizers, delivering larger two, three and four-bedroom apartments in response to changing buyer preferences. While one-bedroom apartments still exist, they now form a much smaller portion of many new projects.

That shift has created a shortage of investor-friendly stock, particularly in well-located projects close to transport, employment hubs and lifestyle amenity.

At the same time, rising apartment prices have pushed many new developments beyond the reach of traditional investors. On the Gold Coast and across South East Queensland, it's becoming increasingly difficult to find new apartments priced around the $1 million mark, particularly those offering strong rental fundamentals and long-term growth prospects.

We've rounded up four new apartment developments where investors can still secure a foothold in the market for around $1 million or less.

<h2 data-end="1140" data-start="844">Flourish Soleira</h2>

<h2>Priced from: $1.07 million</h2>

Popular Palm Beach developer <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa</a> is soon to officially launch its newest local apartment development, <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>.

The one-bedroom apartments in the building were only offered to first home buyers rather than investors, and all of those have been snapped up. The two-bedroom apartments will start from $1.07 million, and the three-bedrooms, still a good investment given the popularity of Palm Beach for owner-occupiers, starting at $2,045,000.

[smartcode_project:default project_id=150017 project_image_fid=370964]

Flourish Soliera will comprise 153 apartments across two buildings, connected by a skybridge, the first ever delivered in the suburb.

True to Sherpa's booming Flourish brand of apartment projects, Flourish Soleira will have extensive rooftop amenity across both buildings including a&nbsp;wellness centre with gym, work from home, yoga, pilates, a&nbsp;heated pool, private dining rooms, pizza oven and barbecues, basketball court, and golf simulator.

<h2>Corallo, Palm Beach</h2>

Priced from: $841,500

Nearby Flourish Soleira is Changfa Group's beachfront-inspired <a href="https://www.apartments.com.au/new-apartments/corallo-palm-beach-5-palm-beach-avenue-palm-beach-qld-4221">Corallo</a> development. They still have some one-bedroom apartments remaining, priced from $841,500.

The 105-apartment project on Palm Beach Avenue is otherwise dominated by larger two and three-bedroom residences, many of which are aimed at owner-occupiers and downsizers.

[smartcode_project:default project_id=112194 project_image_fid=808]

For investors, the appeal lies in Palm Beach's continued transformation from a laid-back beachside suburb into one of the Gold Coast's most sought-after residential markets. Residents at Corallo will be within walking distance of Palm Beach's surf beaches, the recreational amenity of Tallebudgera Creek, and the increasingly popular collection of cafes, restaurants and boutique retailers along the suburb's central dining precinct.

<h2>Corner House, Stones Corner</h2>

<h2>Priced from: $880,000</h2>

One of only two Brisbane apartment developments to make the list with prices under $1 million is DeMartini Fletcher's <a href="https://www.apartments.com.au/new-apartments/corner-house-stones-corner-18-stoneham-street-stones-corner-qld-4120">Corner House development</a> in Stones Corner.

One-bedroom apartments start from $880,000 within the 88-apartment development, providing investors with exposure to one of Brisbane's most established inner-south locations.

[smartcode_project:default project_id=149098 project_image_fid=330594]

Stones Corner has long been supported by strong tenant demand due to its proximity to major employment and education destinations. The suburb sits less than five kilometres from Brisbane's CBD and is within easy reach of the Princess Alexandra Hospital, Greenslopes Private Hospital, Queensland Children's Hospital and several university campuses.

The project's location within a walkable urban village environment, surrounded by retail, dining and public transport infrastructure, continues to attract both professionals and healthcare workers seeking accommodation close to work.

Parkdrive Apartments, Chermside

Priced from: $749,000

The most affordable apartments across Brisbane's new and off the plan market are in Chermside where developer AusDev is selling one-bedroom apartments from $749,000, and two-beds from $929,000, at its <a href="https://www.apartments.com.au/new-apartments/parkdrive-apartments-chermside-25-sammells-drive-chermside-qld-4032">recently launched Parkdrive development</a>.

The development is strategically positioned in one of Brisbane's largest employment and retail precincts, placing residents within easy walking distance of Westfield Chermside, The Prince Charles Hospital, St Vincent's Private Hospital Northside and the suburb's major bus interchange.

[smartcode_project:default project_id=152125 project_image_fid=363782]

Already under construction and scheduled for completion in early 2028, Parkdrive benefits from Chermside's ongoing evolution into Brisbane's northern metropolitan centre. The suburb continues to attract significant public and private investment, supporting population growth and underpinning long-term rental demand.

For investors focused on yield and tenant depth, the combination of healthcare, retail and transport infrastructure within close proximity provides a strong foundation for occupancy and rental performance.

Investors to turn to new apartments after federal government changes spark hunt for Queensland's best $1 million apartments

A mix of Gold Coast locals, fly-in, fly-out purchasers from Sydney and Melbourne, and Brisbane-based families has driven early sales success at Broadbeach's newest apartment tower, Lumara.

The 26-level project, a joint venture between builder-developer 5Point Projects and Bourke Projects, comprises just 37 luxury residences and is attracting a buyer profile that is looking for exclusivity, above the most amenity-rich suburb on the Gold Coast.

[smartcode_project:default project_id=150454 project_image_fid=364156]

Jamie Bourke, Director of Bourke Projects, says every buyer secured so far intends to use Lumara as a lock-up-and-leave residence, combining holiday use with the ability to work remotely when required.

“The size of the apartments, both half- and full-floor options, and the different zones within the floorplans, lends itself perfectly to dedicated home office setups and multi-generational family holidays,” Bourke says.

That flexibility has become a key drawcard for affluent buyers seeking a second residence on the Gold Coast without sacrificing the ability to conduct business away from their primary home base.

The absence of holiday letting within the building has also resonated strongly with purchasers.

“This type of buyer doesn't need to generate holiday rental income,” Bourke says. “They're paying for exclusivity, privacy and certainty around who their neighbours are.”

[smartcode_project:default project_id=150454 project_image_fid=366491]

The strong demand comes amid broader shifts in the high-end apartment market following the Federal Budget announcements in May.

“We were already seeing strong enquiry from high-net-worth buyers, but that has only accelerated since the policy changes,” Bourke says.

“A lot of those buyers are looking to place more capital into premium lifestyle assets rather than investment-grade stock that has been targeted by the Federal Government.”

[smartcode_project:default project_id=150454 project_image_fid=366486]

Designed by Cottee Parker, Lumara adopts a slender, sculpted form with an emphasis on natural materials suited to its beachfront setting. The architectural approach draws on coastal influences, with a palette of stone, timber and concrete selected for durability and the ability to weather over time.

Apartments are limited to three and four-bedroom configurations, with a maximum of two residences per floor through the mid-levels and a selection of full-floor and dual-level homes in the upper levels. All apartments are oriented to the north to maximise natural light, cross-ventilation and views across the ocean, city skyline and hinterland.

A two-level amenity offering is positioned high within the building on levels 20 and 21, conceived as a sky wellness retreat. Facilities include a magnesium pool, spa, sauna and steam rooms, alongside more social spaces such as a private dining room, resident lounge, workspaces and outdoor barbecue areas integrated with landscaped greenery.

The uppermost levels are reserved for larger-format residences, including several full-floor homes and a dual-level penthouse with its own private wellness features and recreational spaces.

&nbsp;

To give buyers confidence, 5Point and Bourke commenced construction ahead of the apartments launching to the market, a sure-fire way to prove they mean business, and the building will be delivered. They are targeting a 2028 completion date.

[smartcode_project_cta:default project_id=150454]

Locals, interstate holiday makers, drive early sales at Lumara, Broadbeach's newest luxury apartment tower

Collins Street

<html><body>
So it has come to be that a slab of marble facade dislodging itself during 2012 has led to one of Melbourne's more audacious and sought after planning amendments. From that initial 'loss of face,' a chain of events has since seen 447 Collins Street vacated, approved for demolition and subject to an international design competition at the behest of current owner, <a href="http://www.cbusproperty.com.au/news/latest/cbus-snares-collins-street-gem/" target="_blank">Cbus Property</a>.

<a href="http://www.woodsbagot.com/" target="_blank">Woods Bagot</a> in conjunction with New York-based <a href="http://www.shoparc.com/" target="_blank">SHoP Architects</a> have created dual concept designs that would contravene one of Melbourne's enduring planning covenants, thus potentially setting a new benchmark for others to emulate. The Yarra River and Southbank have long been considered off limits in terms of overshadowing as explained below.

<h2>A river runs through it</h2>

<blockquote>
The importance of the Yarra River as a key natural feature of Melbourne is acknowledged in State planning policy, the Melbourne Planning Scheme and the Planning Schemes of other relevant municipalities. The only basis upon which an exemption to the prohibition could possibly be contemplated is if there was a demonstrated public benefit which would outweigh such an impact on a natural asset of state significance.

However, it is considered that it is premature to consider an exemption from the mandatory shadow prohibition requirement without further resolution of a detailed design for future development of the site.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<h2>Bridge and Spire concepts under consideration</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image18447.jpg" rel="gallery-all" title="Alternative Spire (left) and Bridge concept designs. Image courtesy SHoP / Woods Bagot"><img alt="" class="image-article-full-width-580px" height="269" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image18447.jpg?itok=9-Vzd6w0" title="Alternative Spire (left) and Bridge concept designs. Image courtesy SHoP / Woods Bagot" width="580"></a>

<figcaption>Alternative Spire (left) and Bridge concept designs (right). Image courtesy SHoP / Woods Bagot</figcaption></figure>Seen above are the two concepts put forward for consideration and comment. Spire refers to the single slender tower in the vicinity of 300 metres in height while Bridge consists of two interconnected towers at 190 metres and 160 metres respectively.

The Spire proposal incorporates a tower to the western portion of the 5,900sqm site. Its massing and three separate elements sees Spire hold a remarkably similar form to another Melbourne proposal, <a href="/news/a-point-of-difference-97-franklin-street-melbourne" target="_blank">97 Franklin Street.</a>

While both schemes are mixed-use (commercial, residential and hotel and retail) only Spire proposes a large public space to three street frontages. This provision of a new public space by way of a city park is the 'carrot' for anointing Spire as the preferred outcome and would see a new public space of 2,000sqm established, equivalent in size to City Square or the State Library forecourt. Interestingly the Spire design seeks to subsume part of Market Street thus increasing dedicated public space 2,739sqm.

A height versus public benefit relationship is at play with the two designs. While Bridge would lessen Yarra River and Southbank overshadowing concerns, it also drastically reducing the amount of square metres dedicated to public space whereas Spire aims to deliver the opposite outcome. Therein lies the crux of the matter.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image15447.jpg" rel="gallery-all" title="One outcome includes implementing a large public space. Image courtesy SHoP / Woods Bagot"><img alt="" class="image-article-full-width-580px" height="243" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image15447.jpg?itok=XA4Vj_Ya" title="One outcome includes implementing a large public space. Image courtesy SHoP / Woods Bagot" width="580"></a>

<figcaption>A large open space is the defining difference. Image courtesy SHoP / Woods Bagot</figcaption></figure>Despite discussions between City of Melbourne's Urban Design Branch and the proponent, City of Melbourne's Future Melbourne Committee report recommends the opposition of the proposed Planning Scheme amendment.

<blockquote>
Overall it is considered that the proposal is not supportable due to the potential to further erode a long-held policy and due to the loss of amenity to Queensbridge Square and the Yarra River corridor. The numerous policies which seek to protect the Yarra River and which highlight Queensbridge Square as an important open space are not given enough weight in the applicant’s submission. Although it is acknowledged that the proposal presents potential gain to an area of open space this should not be at the expense of existing amenity and character to one of our most important assets.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

In effect this places the final decision squarely in the hands of State Planning Minister Matthew Guy.

<h2>447 Collins and 555 Collins to overshadow?</h2>

Further west along Melbourne's premier thoroughfare, 555 Collins Street has garnered media attention in recent times. Touted as the future home of a 404-metre skyscraper, the initial proposal was promptly <a href="http://www.smh.com.au/business/property/skyscraper-plans-cut-down-to-size-20130710-2pqfv" target="_blank">consigned to history</a> owing to Essendon Airport's flight path restrictions.

Consequently controlling interests sold the site to Singaporean developer Fragrance Group and Apartments.com.au understands that preliminary talks have taken place regarding an optimal design envelope for the site. While a nominal height for 555 Collins Street has been put forward we're unable to divulge further information, suffice it to say that both 555 Collins Street and 447 Collins Street would comfortably overshadow the Yarra at certain times of the year based on initial concepts.
</body></html>

silvermb

Cbus Property seeks a sky-high planning scheme amendment for 447 Collins

<html><body>
Last week <a href="/developers/mirvac">Mirvac</a> submitted plans for its flagship Melbourne office development at <a href="/developments/melbourne-vic-3000">477 Collins Street</a> designed by <a href="/architects/grimshaw-architects">Grimshaw Architects</a>. It will be only the second Premium Grade commercial development built in Melbourne in the last 20 years and Mirvac's largest commercial undertaking in Australia.

The building as a whole has been designed to be multi-tenanted, with floor plates ranging between 1500 sqm (NLA) to 1900 sqm (NLA). Among the design features will be five client floors located every 8 levels, featuring expansive lounges alongside outdoor spaces, with open façade systems incorporating doors that open on to spacious terraces and gardens.

The 38-storey development lies within a pocket of the CBD that is in the midst of rapid transformation. Replacing the current office accommodation to the rear, designed by DCM and PVH in the 80's, 477 Collins Street joins a swathe of eight other large scale developments at the west end of the CBD boasting Collins Street addresses.

The projects in question are: <a href="/developers/cbus-property">CBUS's</a> mixed-use development at 447 Collins, Fragrance Group's <a href="/developments/melbourne-vic-3000">555 Collins</a>, the for sale <a href="/buildings/collins-house-melbourne-460-466-collins-street-melbourne">464 Collins</a> residential tower, Equiset's major Rialto revamp, the proposed 710 Collins office tower and <a href="/developers/lendlease-development">Lend Lease's</a> Batmans Hill. These join the already under construction 567 Collins and <a href="/buildings/568-collins-street-melbourne" target="_blank">568 Collins</a> projects.

<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/collins_conga_0.jpg" rel="gallery-all" title="The cast of Collins Street, playing soon at the West End. © Urban.com.au"><img alt="" class="image-article-full-width-580px" height="324" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/collins_conga_0.jpg?itok=6nJZVrX1" title="The cast of Collins Street, playing soon at the West End. © Urban.com.au" width="580"></a>

<figcaption>The cast of Collins Street, playing soon at the West End. © Apartments.com.au</figcaption></figure><h2>The proposal</h2>

The 3,899sqm site as it exists today comprises of three parts:

<ol>
<li>Three heritage listed buildings along the northern Collins Street frontage, built during various periods of the 19th Century; Olderfleet House, Record Chambers, and SA Insurance Building. These are historically and culturally significant examples of Romanesque and Gothic Victorian architecture they are protected via a Heritage Overlay which extends 12m deep into the site covers which have been adhered by the development team.</li>
	<li>An intervention to the centre of the site by way of a 9-storey, office building of a 40x40m footprint designed by Denton Corker Marshall and Peck von Hartel in the 1980's. This is largely characterised by its tapestry-like facade, consisting up of a number of tinted-mirror glazed panels laid out in various sequences and patterns and its lack of setbacks to the eastern and western boundaries.</li>
	<li>A five-storey carpark with access from Flinders Lane accommodating 598 parking spaces, above which exists a tennis court and garden area. The presence of the car parking structure and associated access requirements has resulted in a largely unactivated frontage along Flinders Lane.</li>
</ol>
Employing a side core configuration for maximum floor plate efficiency, the proposal is in keeping with the campus-style typology that is prevalent amongst commercial buildings of the 21st Century. The tower is expressed as a series of stacked volumes which visually and physically break up the overall massing and responds to the desire for a multi-tenanted building.

The design allows for the potential of further reduction in scale via the provision of tenant driven atria which puncture the floor plate but sit within the glazed envelope. The architects have coined the term Vertical Neighbourhoods to describe the arrangement of commercial programme and tenant driven adaptability and flexibility.

<blockquote>
It is an idea that seeks to address the emerging trends in workplace buildings to connect floors vertically, enabling smaller floor-plate buildings to behave with the efficiencies of larger campus style office buildings.
<cite>Grimshaw Architects</cite>
</blockquote>

The introduction and articulation of a shadow line running vertically over the full height of the tower responds to the common wall of the heritage buildings. This allows for a different visual language to the eastern core - very rigid and ordered. In addition to services and plant infrastructure the core has provision for 'client spaces' to Collins Street. The evolution of the building's form is best illustrated in the series of diagrams below.

<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/form_evolution.jpg" rel="gallery-all" title="Form Evolution diagrams. © Grimshaw"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/form_evolution.jpg?itok=WiOX-Qas" title="Form Evolution diagrams. © Grimshaw" width="580"></a>

<figcaption>Form Evolution diagrams. © Grimshaw</figcaption></figure>The 158m tower is setback 3.8m from the rear of the heritage buildings for a total setback of 16.8m from Collins Street. The remaining east, west and south setbacks measure 4.5m from the site boundary.

In addition to heritage and setback considerations the proposal has been designed to comply with the planning scheme's requirement for preventing overshadowing of the south bank of the Yarra during the winter solstice between 11am &amp; 2pm.

<h2>Ground plane and public realm</h2>

Another key consideration of the 477 Collins proposal is the sensitive interface between the new and the existing heritage buildings, and how this might inform the public spaces within and around the site. Retail spaces are located to Collins Street with a business lounge and end-of-trip facilities located within the basement levels.

The commercial foyer allows for the physical structural separation of existing from new while visually tying the components together through a single common point.

<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/foyer_view.jpg" rel="gallery-all" title="Commercial foyer. © Grimshaw"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/foyer_view.jpg?itok=NnHCiT8R" title="Commercial foyer. © Grimshaw" width="580"></a>

<figcaption>Commercial foyer. © Grimshaw</figcaption></figure>It is intended that the heritage buildings be occupied by a single retail tenant specialising in the high end food industry that can connect the heritage buildings together at upper levels, whilst still observing and respecting their varying character, boundary walls and social qualities. This proposed strategy is illustrated in the indicative section below.

<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/heritage_section.jpg" rel="gallery-all" title="Indicative Heritage tenancy strategy. © Grimshaw"><img alt="" class="image-article-full-width-580px" height="434" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/heritage_section.jpg?itok=wd3xhYaf" title="Indicative Heritage tenancy strategy. © Grimshaw" width="580"></a>

<figcaption>Indicative Heritage tenancy strategy. © Grimshaw</figcaption></figure>In a concerted effort to improve the pedestrian experience along the site's Flinders Lane frontage the existing car parking structure is intended to be visually concealed via a screen. This will be achieved via the use of vertical perforated metal blades which also allow for an animation of an otherwise static facade.

At ground level glazed shop front-type facades have been introduced to provide improved permeability and rise to a two storey datum. These are bookended by two glazed staircases which are intended to frame the elevation and provide glimpses of visual activity through the internal vertical circulation of people.

<h2>International design charette</h2>

One of the most interesting aspects of this particular design is its inception. The proposal was fostered via global design collaboration - the outcome of a design charette undertaken amongst four international Grimshaw offices where various ideas were submitted and fused together. This process is described further in the passage below, extracted from Grimshaw's planning application document:

<blockquote>
As part of the appointment for 477 Collins Street, Grimshaw, as an internationally acclaimed architectural practice with a wider global network, offered to undertake for our client an international design charette at the beginning of the design process in January 2014. The intention of this charette utilised teams in New York, London, Melbourne and Sydney offices of Grimshaw and provided a broad based approach to design which gave diversity and multiplicity to the initial design explorations and ideas.

It was not run as a typical design competition between several architects, nor was it intended to choose an outright winner, however the process bought to the surface many excellent ideas for the development of the site that could be harnessed into a singular dynamic vision.
<cite>Grimshaw Architects</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/international_design_charette.jpg" rel="gallery-all" title="The various 3d massings devised by each office. © Grimshaw"><img alt="" class="image-article-full-width-580px" height="309" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/international_design_charette.jpg?itok=WfCVBteV" title="The various 3d massings devised by each office. © Grimshaw" width="580"></a>

<figcaption>The various 3d massings devised by each office. © Grimshaw</figcaption></figure>Factoring in all the initiatives, considerations and design rigour undertaken by Grimshaw and its team to develop the proposal it could be argued that 477 Collins Street presents the first real next-gen commercial tower to be undertaken in Melbourne. If the high-rise residential towers popping up all over town can be loosely termed as "vertical villages" then 477 Collins and future commercial towers could possibly be best described as "vertical campuses".

Pending pre-commitments, construction is anticipated for 2016 with completion expected in 2019.

<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/477_collins_street.jpg" rel="gallery-all" title="477 Collins Street hero shot. © Scharp"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/477_collins_street.jpg?itok=ZaVVWUIC" title="477 Collins Street hero shot. © Grimshaw" width="580"></a>

<figcaption>477 Collins Street hero shot. © Scharp</figcaption></figure><h2>Quick facts</h2>

<ul>
<li>Height: 158.56m (measured from Flinders Lane)</li>
	<li>Floors: 38-storeys</li>
	<li>NLA: 55,000sqm in the commercial tower + heritage office accommodation</li>
	<li>Parking: Reduction from 598 down to 405</li>
	<li>Bicycle Spaces: 541 + end-of-trip facilities</li>
	<li>Retail: 2,461sqm</li>
</ul>
<h2>Development team</h2>

<ul>
<li>Developer: Mirvac</li>
	<li>Architect: Grimshaw</li>
	<li>Planning Consultant: Urbis</li>
	<li>Heritage Consultant: Lovell Chen</li>
	<li>Structural Consultant: Robert Bird Group</li>
	<li>Services, Traffic &amp; ESD Consultant: ARUP</li>
</ul>
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Laurence Dragomir

Planning Application > 477 Collins Street, Melbourne

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Australia on Collins has taken on a different complexion of late as tenants continue to move out in preparation for the centre's <a href="/news/st-collins-lane-vies-for-a-piece-of-the-luxury-market" target="_blank">considerable redevelopment</a> and ultimate rebirth as St. Collins Lane.

Capitalising on a gaggle of lease expiries while negotiating early lease terminations with others, centre operator LaSalle Investment Management finds itself with a unique asset that now resembles more of a ghost town than retail hub.

<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Img_6201_0.jpg" rel="gallery-all" title="Australia on Collins in its final days"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Img_6201_0.jpg?itok=uKhoWDwp" style="height:387px; width:580px" title="Australia on Collins in its final days"></a>

The centre's hiatus is temporary however, as leading national contractor <a href="http://www.built.com.au/" target="_blank">Built</a> are due to take site control soon enough, enabling the demolition of existing interiors to begin. With the majority of construction staged from Little Collins Street, the complex will be significantly and structurally refurbished according to management.

<blockquote>
St. Collins Lane will be transformed into a 9000 SQM home to highly desirable, international and local designer brands, offering 60 exclusive tenancies in a light-drenched, sophisticated and urbane shopping environment. Rising from the lower ground, with two levels atop, St. Collins Lane aims to become Melbourneʼs new retail ʻpasseggiataʼ in the tradition of Melbourneʼs historic shopping thoroughfares such as The Royal Arcade.

Located at 260 Collins Street, St. Collins Lane is Melbourneʼs new $200M luxury shopping destination, which is expected to bring the European sophistication of the ʻParis end of Collins Streetʼ down the hill, directly into the city centre.
</blockquote>

Triumphing over fellow architecture firms Buchan and NH Architecture, project lead ARM Architecture has conceived a design that draws upon the success of their previous retail experience. While a laneway strategy has been implemented once more akin to nearby ARM project Melbourne Central, the architect has incorporated a high degree of sophistication into St. Collins Lane with the intent of setting it apart from all-comers.

Chosen to convey an understated quality, 'champagne' is considered the dominant colour both internally and externally as the Collins Street frontage will be remodelled extensively to deliver a grand and glamorous yet practical entrance. The generous foyer coupled with terrace/dining options above constitutes a welcoming exterior, far from what is currently presented to street level.

<blockquote>
St. Collins Lane will now provide a direct linkage and clear sightlines from Collins Street to Little Collins Street. Gone are the days when customers were ʻtrappedʼ in shopping malls. St. Collins Lane has been conceived as a series of boutiques for the 21st century. It is not a traditional shopping centre. It is part arcade and part lane. An intimate experience at the centre of St. Collins Lane, integrated with the urban fabric of the city.
</blockquote>

<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/Image268.jpg" rel="gallery-all" title="The stylings of ARM are evident. Image courtesy ARM Architecture"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image268.jpg?itok=a_KiJuQP" style="height:372px; width:580px" title="The stylings of ARM are evident. Image courtesy ARM Architecture"></a>

In discussing the project with LaSalle Investment Management's National Director of Development, Matthew Bailey, he conveyed LaSalle's desire to create a showpiece for St. Collins Lane. This will be by way of the 'lighscape' seen above which will not only act as a focal point but also cast a dynamic shadow pattern through the complex as natural light permeates through the transparent ceiling above.

<blockquote>
An enormous vaulted roof provides natural light throughout. The crowing glory is an undulating and sculptural ʻlightscapeʼ comprised of neon pendants that will cascade down. A dining terrace on level two will be defined by this lightscape, which is reminiscent of an illuminated canopy of leaves, a reflective place to sit and enjoy a meal.
</blockquote>

While Apartments.com.au will tour St. Collins Lane both during and post construction, tomorrow Laurence will highlight a recent <a href="/news/neil-masterton-talks-st-collins-lane" target="_blank">interview with ARM Architecture design director Neil Masterton</a>. Neil will offer first hand knowledge on the design ethos and guiding principles behind St. Collins Lane.
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St. Collins Lane nears construction

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Lend Lease have circulated an April newsletter for their forthcoming <a href="http://www.batmanshillcollinsstreet.com.au/">Batman's Hill</a> development which outlines plans for the two commercial buildings that will front Melbourne's premier locale: Collins Street. Included within the newsletter are images of the dual commercial buildings that as of last week were submitted to State planning body DTPLI for assessment.

Upon first glance last week - and up to this point - little has changed in my opinion of these two proposed buildings.

<h2>Why 695 Collins Street disappoints</h2>

<ul>
<li>In isolation the design has little architectural flair, befitting of a suburban office park rather than a Collins Street address. The duplicated design offers a sheer wall effect with little visual permeability to what lies behind.</li>
	<li>700 Collins Street directly opposite and AXA at 750 Collins Street nearby are prime examples of simplistic, uninviting early Docklands designs which have been roundly criticised. A decade later and 695 Collins displays little design progression.</li>
	<li>Lend Lease trumpet Sydney's Barangaroo as a "Once in a 200 year opportunity to create a bold new place to live, work and visit." If 695 Collins Street is a precursor to a 'bold' Batman's Hill precinct, we have a problem.</li>
	<li>Street level finishes at this point are lacking style and substance. What seem to be odd-sized, composite panel-clad boxes lining Collins Street; they look cheap although in fairness are infinitely more active than the monstrosity that is <a href="http://www.750collinsstreet.com.au/sites/750collins/files/1332_35.jpg">750 Collins Street</a>.</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/llbh4.jpg" rel="gallery-all" title="Indicative Collins Street perspective. Image © Lend Lease"><img alt="" class="image-article-full-width-580px" height="720" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/llbh4.jpg?itok=HuHyg4qa" title="Indicative Collins Street perspective. Image © Lend Lease" width="580"></a>

<figcaption>Indicative Collins Street perspective. Image © Lend Lease</figcaption></figure>With a half deck covering Wurundjeri Way as envisaged below, poor old Bunjil, the 25 metre eaglehawk and Docklands sentinel will be relocated. Relocated between Towers C3 and C4 and for the most, lost out of view. I can't help but think the abbreviated deck over Wurundjeri Way has compressed the layout of the commercial buildings leading to maximising the available development envelope - in other words boxy designs fronting Collins Street with little if any setbacks.

The other aspect to note is that the C4 office tower that was expected to reach as high as 160 metres and now looks to be no more than 12 levels in height according to the above image. This pocket of Docklands is littered with boxy 10-15 level commercial buildings - one more to join the party!

<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/llbh5.jpg" rel="gallery-all" title="Batman's Hill site overview. Image © Lend Lease"><img alt="" class="image-article-full-width-580px" height="693" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/llbh5.jpg?itok=7Rp6_CJ4" title="Batman's Hill site overview. Image © Lend Lease" width="580"></a>

<figcaption>Batman's Hill site overview. Image © Lend Lease</figcaption></figure>Not impressed with my assertion that 695 Collins Street as seen above is a hapless, ill conceived design? Ponder the following two designs.

Below left sees the Grocon/Mirvac/Hassell Studio concept for Batman's Hill. Aside from a signature high-rise that would define the precinct within Melbourne's skyline, Hassell's scheme carries far more open space by way of a larger deck over Wurundjeri Way and built form which is articulate yet uncluttered.

The other image below highlights ARM's ostentatious Collins Street frontage as part of their precinct design; unique, eye-catching and worthy of the address!

<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/bhprop6.jpg" rel="gallery-all" title="Images © Hassell Studio and ARM Architecture"><img alt="" class="image-article-full-width-580px" height="271" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/bhprop6.jpg?itok=UQb7zrHG" title="Images © Hassell Studio and ARM Architecture" width="580"></a>

<figcaption>Images © Hassell Studio and ARM Architecture</figcaption></figure>In other words, both examples and their Collins Street frontage are precisely what Docklands requires and a polar opposite to what has been proposed.

By some miracle should the Lend Lease scheme shown above not be the intended design for 695 Collins Street, I'll be the first one to say the joke's on me. Otherwise the joke's on anyone expecting a quality outcome for an area that truly needs it!
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Batman's Hill leaves much to be desired

<html><body>
In a retail 'arms race' of sorts to be left behind is to be vulnerable at present, so with that in mind interests controlling Australia on Collins announced last week that the venerable Melbourne address will be vacated next month in preparation for a new retail experience.

Whilst fellow CBD retail venues such as GPO, Emporium and The Strand have progressively unveiled new redevelopments of late, Australia on Collins will rebirth as <a href="http://www.stcollinslane.com/" target="_blank">St. Collins Lane</a> following a transformation valued at $200 million.

Seeking to usurp all-comers as Collins Street's premier retail destination, the redevelopment will be defined by a new internal laneway running between Collins Street and Little Collins Street. When complete St. Collins Lane will be topped by a large vaulted roof allowing natural light to penetrate throughout while the projects showpiece is "An undulating and sculptural lightscape comprised of neon pendants that will cascade down. A dining terrace on level two will be defined by this lightscape, which is reminiscent of an illuminated canopy of leaves."

<h2>Project Summary</h2>

<h3>260 Collins Street - St. Collins Lane</h3>

<ul>
<li>Architect: ARM Architecture</li>
	<li>Client: <a href="http://www.lasalle.com/AU/Pages/default.aspx" target="_blank">LaSalle Investment Management</a>
</li>
	<li>Cost: $200 million</li>
	<li>60 tenancies over three levels and 9,000 square metres</li>
</ul>
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Image1_53.jpg" rel="gallery-all" title="Artists impression of the Collins Street frontage. Image © Cornwell"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image1_53.jpg?itok=TekWSjGf" style="height:310px; width:580px" title="Artists impression of the Collins Street frontage. Image © Cornwell"></a>

<h2>What they say</h2>

<blockquote>
Geographically, St. Collins Lane will complete the north-to-south pedestrian path through the city with both entrances attracting a dramatically increased footfall as commuters flood into the city centre.
<cite>Matthew Bailey, National Director of Development LaSalle Investment Management</cite>
</blockquote>

<blockquote>
St. Collins Lane will now provide a direct linkage and clear sightlines from Collins Street to Little Collins Street. Gone are the days when customers were ʻtrappedʼ in shopping malls. St. Collins Lane has been conceived as a series of boutiques for the 21st century. It is not a traditional shopping centre. It is part arcade and part lane. An intimate experience at the centre of St. Collins Lane, integrated with the urban fabric of the city.
<cite>Neil Masterton, Design Director of ARM Architecture</cite>
</blockquote>

<blockquote>
We commenced our selective and targeted leasing campaign early 2014, with a strong focus on luxury and international retailers. With Melbourne being one of the hottest markets across the globe for these luxury and international brands the interest has been extremely strong. These brands have confirmed a strong desire for a Collins St address and with limited availability in only 60 retail shops. We are confident of securing a globally recognized tenancy mix.
<cite>Alistair Palmer, National Director - CBRE Retail Services Group Australia</cite>
</blockquote>

<h2>ARM Draws on Experience</h2>

ARM are no novices when remodeling existing large-scale retail structures, with Melbourne Central the prime example. A light drenched north-south internal laneway, retail spaces over multiple levels and the introduction of glass ceilings are all elements that both retail centres will hold in common, although St. Collins Square fit-outs are expected to be far more decadent given the target tenant profile.

<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/Image5arm.jpg" rel="gallery-all" title="A template of sorts for St. Collins Lane? Image © ARM Architects"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image5arm.jpg?itok=A-konLXs" style="height:497px; width:580px" title="A template of sorts for St. Collins Lane? Image © ARM Architects"></a>

With works due to commence during 2014, St. Collins Lane is expected to open after an 18 month construction period.
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St. Collins Lane vies for a piece of the luxury market

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Market Square is the first in a series of articles I will be writing for Apartments.com.au that will be looking at the adaptation, regeneration and development of buildings, structures and sites through conceptual interventions in the form of pretty pictures.

The concept for Market Square, located at 447 Collins Street investigates the possibility of redeveloping the former National Mutual Plaza into a bustling urban oasis in the middle of the Melbourne CBD, that in part pays homage to the site's previous life as the Western Market.

The idea came about after a panel on the Godfrey and Spowers designed building came <a href="http://www.theage.com.au/victoria/concrete-slab-falls-10-storeys-20120130-1qp08" target="_blank">crashing down</a> in January 2012. Following which, owner's ISPT engaged consultants Aurecon to complete an assessment of the structural integrity of the tower and its facade.

<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/03_2.jpg" rel="gallery-all" title="A bustling urban oasis in the middle of the Melbourne CBD"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/03_2.jpg?itok=-MVxD5Pt" title="A bustling urban oasis in the middle of the Melbourne CBD" typeof="Image"></a>

<figcaption>A bustling urban oasis in the middle of the Melbourne CBD</figcaption></figure><h2>The Site</h2>

Before I go any further, here is a brief rundown of the site:

<ul>
<li>The current 1960's international style marble facade building replaced the former Western Market following its demolition in 1961.</li>
	<li>The Western Market, established in 1841 and operating for 90 years before its closure, was Melbourne's first official fresh fruit and vegetable market. Market Street is named after it.</li>
	<li>The site is zoned as CCZ1 (Capital City Zone 1) meaning a permit is required to:</li>
</ul>
<ol style="font-style: italic;">
<li>To construct a building or construct or carry out works which will cast a shadow across the north bank of the Yarra River between 11.00 am and 2.00 pm on 22 June. A permit may only be granted if the responsible authority considers the overshadowing will not prejudice the amenity of the Yarra River corridor.</li>
	<li>To construct a building or construct or carry out works which would cast a shadow between 11.00 am and 2.00 pm on 22 March and 22 September over public space, public parks and gardens, public squares, major pedestrian routes including streets and lanes, and privately owned plazas open to the public. A permit may only be granted if the responsible authority considers the overshadowing will not prejudice the amenity of those areas.</li>
</ol>
<ul>
<li>See <a href="http://planningschemes.dpcd.vic.gov.au/melbourne/ordinance/37_04s01_melb.pdf">Schedule 1 to the Capital City Zone</a> for more info.</li>
	<li>Additonally the usual <a href="http://planningschemes.dpcd.vic.gov.au/melbourne/ordinance/43_02s01_melb.pdf">Design Development Overlay</a> applies to the site.</li>
	<li>Basic Planning Property report for the site can be found <a href="http://services.land.vic.gov.au/landchannel/content/propertyReport?reportNo=3">here</a>
</li>
	<li>Currently no Heritage Overlays apply to the site</li>
</ul>
While ISPT consider the current building's future following the exit of the final tenants mid-year (there has been talk of retaining it and carrying out remedial works to the facade) I have decided in this instance to knock it down and go tabula rasa on its derriere.

You're probably asking "but why Laurence? what's wrong with the current building?" "have you no architectural conscience?" "Tabula, Rasa? Derriere? Good god man what are you on about?"

All very good questions. Here I see an opportunity to inject some much needed sheltered, green space into the heart of the CBD.

<h2>Project Summary</h2>

The key elements of the scheme are as follows:

<ul>
<li>A 4,000sqm, sunken (relative to Collins Street), north facing public park, accessed via stairs and bleachers along Collins and featuring a community garden</li>
	<li>A large timber 'Urbarn' Market (Urban + Barn, gee aren't I clever) paying homage to the site's former life as the Western Market</li>
	<li>A 45-storey office tower raised above a 12-storey public 'podium' housing your stock standard bars, cafe, restaurants etc. plus a publically accesible, tiered, urban farm stepping up from Collins Street. The tower is topped off with a roof top garden and 80m light shard.</li>
	<li>A 12-storey high, concrete verandah over the park on a monumental scale akin to the Grande Arche in Paris providing shelter from the weather and framing the view of the significant beaux-arts former Port Authority Building to the south.</li>
</ul>
<h2>Method behind the madness?</h2>

I tried to be strategic in orienting the tower to run north-south versus the current building which is sited to run east-west. This was done as a means of reducing the visual bulk from the river and the amount of overshadowing for a tower of its height even is it's not ideal from an ESD point of view.

I have attempted to control the amount solar gain through the faceted triple skinned glazed facade which is also intended to act as a wind mitigator, by reducing the amount of 'flat' surface area.

The provision of an urban park was partly done to offset any loss of amenity to the Northbank as a result of the tower's height, which is taller than the current building due to the amount of site area given over to public programme.

I also liked the idea of inserting a park into Melbourne's main street amongst the corporate towers.

I think I've rambled on enough for now, so until next time when I will be tackling Station Pier in Port Melbourne. Please enjoy the site chronology and images below - let me know what you think. Peace out.
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