<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

Elenberg Fraser

<html><body>
What's in a tower, or two? Last Friday Little Projects received planning approval for a twin tower scheme nestled in behind Yarra's Edge, that the developer believes will act as an entrance point to Lorimer Precinct within Fishermans Bend. Initially submitted as a 74 level tower with provisions for public space and a tram line through the site, the scheme was subsequently scaled downwards resulting in two towers of 47 and 49 storeys.

85-93 Lorimer Street will see the delivery of 940 apartments, marginally more than was sought within the initial scheme. Lower levels within the approved Elenberg Fraser-designed complex will house 778 car parks and 400 bicycle bays, retail spaces and a gym - all within a podium heavy with exterior greenery.

2,100 square metres has been designated onsite as a public park, naturally garnering strong support from both the State Government and City of Melbourne.

Valued at $200 million, 85-93 Lorimer Street is the latest apartment scheme approval for Fishermans Bend, which according to the State Government brings the total value of inner-city developments approved by the Andrews Labor Government to over $3 billion. Under Planning Minister Richard Wynne's tenure in excess of 3,300 apartments within Fishermans Bend have gained approval, equating to in excess of $800 million worth of investment.

<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/lorimer_lowres-1art.jpg" rel="gallery-all" title="The approved 85-93 Lorimer Street. Image courtesy Little Projects"><img alt="" class="image-article-full-width-580px" height="698" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/lorimer_lowres-1art.jpg?itok=830l0vb8" title="The approved 85-93 Lorimer Street. Image courtesy Little Projects" width="580"></a>

<figcaption>The approved 85-93 Lorimer Street. Image courtesy Little Projects</figcaption></figure><h2>What they say</h2>

<blockquote>
This development reflects our vision for the future of Fishermans Bend, offering open space and well-designed apartments close to transport and services.

We encourage innovative developers to put forward projects which we can be proud of decades after construction.
<cite>Richard Wynne, Minister for Planning</cite>
</blockquote>

<blockquote>
​The re-submission of our plans for the South Wharf site has given us the ability to design a development that will contribute to Melbourne’s dynamic skyline.

We’ve identified South Wharf as a key area with potential for growth, as it is evident that Melbournians enjoy living on the fringe of the CBD, with immediate access to the best cultural and lifestyle precincts, including Melbourne’s new financial district, which is only 1km away. Through this project, and its thoughtful design considerations, the team at Elenberg Fraser and Little Projects has a unique opportunity and responsibility to shape and elevate the liveability of this city for future generations.

The oval-shaped towers maximise the amount of natural light entering the apartments’ interiors and bring spectacular bay and city views inside.
<cite>Michael Fox, Managing Director, Little Projects</cite>
</blockquote>

<h2>Comment</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/lorimer.jpg" rel="gallery-all" title="The original Lorimer Street proposal. Image courtesy Elenberg fraser"><img alt="" class="image-article-full-width-580px" height="273" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/lorimer.jpg?itok=uQXgmfTD" title="The original Lorimer Street proposal. Image courtesy Elenberg fraser" width="580"></a>

<figcaption>The original Lorimer Street proposal. Image courtesy Elenberg Fraser</figcaption></figure>In a broader sense the aversion to height within certain pockets of Fishermans Bend by the current State Government is something which serves no great purpose in my eyes. There are limited and appropriate areas such as Lorimer Precinct where height limits shouldn't apply.

The blanket 40 level height limit over areas of Fishermans Bend if sustained over the long term will result in a rather contrived outcome where every building will essentially be built to 120 metres; it's a matter of aesthetics more than anything but a forest of towers all terminating at the same height lacks an organic feel or natural progression that the CBD for instance maintains.

Site specific now, and I can't see why two towers over one taller tower has been lauded as a "refined" or superior outcome. The original plan for a 74 level building <a href="http://www.docklandsnews.com.au/editions/article/concerns-remain-over-fishermans-bend_10824/">sparked concerns</a> from surrounding residents, why? 85-93 Lorimer Street is located to the south of Yarra's Edge and therefore holds no overshadowing concerns. Whether a tower is 49, 74 or 100 levels is effectively irrelevant, but apparently the taller the tower, the higher the Yarra's Edge residents insecurities seem to sprout.

In fact the only consequence I can see of having two towers as opposed to one is that more future residents of 85-93 Lorimer Street will have direct lines of sight into existing apartments within Yarra's Edge, go figure…
</body></html>

silvermb

Tall stories and big Little Projects on Lorimer Street

<html><body>
While one of 2014's tallest residential developments looks to have been brought down to size, another has stepped forward to avail itself as 2015's first 200 metre plus proposal. Breaking the apparent inner-city lull in large-scale proposals during recent months, Southbank may well host one of Melbourne's tallest structures with a 280 metre residential tower proposed according to project architect Crone Partners.

Conversely images have been published online of a revised residential scheme for 54-64 A'Beckett Street in Melbourne's CBD which show a drastically reduced tower as the likely outcome. Sans 30% of its original height, the proposal still maintains its distinctive pinkish facade as envisaged by architects Elenberg Fraser.

<h2>295 City Road</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/image30_1.jpg" rel="gallery-all" title="295 City Road. Image © Tim Kirkhope"><img alt="" class="image-article-full-width-580px" height="369" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image30_1.jpg?itok=LniU3vYI" title="295 City Road. Image © Tim Kirkhope" width="580"></a>

<figcaption>295 City Road. Image © Tim Kirkhope</figcaption></figure>Appearing on architect Crone Partners website in the latter part of 2014, 295 City Road is a residential tower at 261 metres over a 1,161sqm site in Southbank, diagonally opposite the 244 metre <a href="/new-apartments/elysium-54-clarke-street-southbank">Elysium Tower</a>, a planning application for 295 City Road was shown as lodged with the State government two weeks ago.

Featuring 532 apartments and retail space fronting City Road, Maretree Pty Ltd has been listed as the applicant with Urbis acting on their behalf. 

<blockquote>
The project has been rigorously designed in accordance with preliminary advice from the Planning Ministers department and is soon to be lodged for approval with the DPTLI. The development is targeting 532 apartments and seeks to maximise amenity for the residents, neighbours and the broader Southbank community. Crone Partners has worked closely with a team of top tier consultants to ensure the design is robust and functional.

The design skilfully works within the irregular site to optimise the yield, while ensuring the apartments are carefully planned to avoid overlooking whist maximising the spectacular views. Externally, a delicate seraphic frit is applied to a high performance curtain wall to create a diaphanous skin, which cloaks the apartments to offer protection, shade and glare control.
<cite>Crone Partners website</cite>
</blockquote>

<h2>54-64 A'Beckett Street</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/image34_1.jpg" rel="gallery-all" title="Then and now. Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="538" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image34_1.jpg?itok=PG3vB_tp" title="Then and now. Image © Elenberg Fraser" width="580"></a>

<figcaption>Then and now. Image © Elenberg Fraser</figcaption></figure>Also lodged during December 2014, a revised 54-64 A'Beckett Street's renders have recently surfaced. <a href="/buildings/australia-108-southbank-70-southbank-boulevard-southbank">Australia 108</a> developer Aspial - World Class Land is also behind the A'Beckett Street project, with the initial scheme seeking approval for a 253 metre residential tower yielding 300 one bedroom and 450 two bedroom apartments.

Situated over a 1,280sqm site, Elenberg Fraser have visually condensed the initial scheme from 81 levels to 56 levels, bringing the project in line with the neighbouring MY80 Silver Skies at approximately 175 metres in height. The decrease in scale for the project is in response to feedback from planning authorities, where a Melbourne City Council report stated:

<blockquote>
The key issues of concern are the excessive scale, height and built form of the proposed building, inadequate internal amenity and failure to appropriately respond to development of adjoining sites. A lack of setbacks to site boundaries and limited tower separation to adjacent developments will result in an exceptionally poor outcome for current and future residents.
<cite>Report to the Future Melbourne Committee </cite>
</blockquote>

Both projects are in the long queue of planning applications awaiting a decision from Minister Richard Wynne's office.
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One up, one down in the residential tower stakes

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The focal point of Carlton's former CUB Brewery site has been placed on the market after CEL Australia elected to move on the approved development scheme rather than develop the asset. Situated over 2,927sqm, yet part of the larger brewery site spanning an entire block, 8 Bouverie Street is the marquee portion of the urban renewal project.

Representing the largest permitted apartment development site offered for sale since 2013, 8 Bouverie Street was <a href="/news/city-of-melbourne-grapples-with-cels-156-172-victoria-street">most recently covered</a> by Apartments.com.au during August 2014. Initially known as 156-172 Victoria Street, the newly christened 8 Bouverie Street is offered with a massive 1,035 apartments, retail space plus 222 car and 378 bicycle spaces.

Conceived and subsequently refined by Elenberg Fraser, selling agent Colliers believes 8 Bouverie Street will be attractive to developers the world over due to its sheer size and landmark location. And it is this location behind the retained bluestone facade of the brewery which was earmarked for a landmark tower as early as 2007 when site purchaser Grocon instigated an overall site masterplan.

At 78 levels it will be the tallest tower within the northern reaches of Melbourne's skyline and highly recognisable given its position straddling the border between Melbourne and Carlton.

<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/8_bouverie_hero_custom.jpg" rel="gallery-all" title="8 Bouverie Street. Image courtesy Colliers"><img alt="" class="image-article-full-width-580px" height="1377" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/8_bouverie_hero_custom.jpg?itok=Kww2CLgv" title="8 Bouverie Street. Image courtesy Colliers" width="580"></a>

<figcaption>8 Bouverie Street. Image courtesy Colliers</figcaption></figure><h2>What they say</h2>

<blockquote>
This property is a genuine opportunity for developers on a world wide scale. We anticipate demand from local institutions and large scale developers from Australia and across the globe. It’s rare to be able to buy a site of this magnitude that is ready to be developed.

The location is prime, the timing is right with almost no competition with other large scale projects in the Melbourne CBD, and the residential market is strong. The site is situated right in the middle of Melbourne’s world renowned Melbourne University and RMIT campus precincts and, being on the doorstep of the Melbourne CBD, it remains distinctly residential.
<cite>Trent Hobart, Director of Development Sites, Colliers International</cite>
</blockquote>

<blockquote>
With the recent change of State Government, we expect to see the flow of approved planning permits become more moderated while the new government settles in. This will only serve to increase the value of approved permits to developers in the short to medium term, making opportunities such as this one at 8 Bouverie Street quite rare.
<cite>Bryson Cameron, Manager of Development Sites, Colliers International</cite>
</blockquote>

<h2>Comment</h2>

The above statement is telling in that a certain level of ambiguity currently surrounds Victorian state planning, with new minister Richard Wynn on hiatus and changes flagged to the planning approvals process which point toward fewer larger towers gaining approval. Could it be that 8 Bouverie Street holds an ace in that it carries planning approval, while many other proposals (of which there are indeed many) may never be nothing more than paper developments?

Only one residential skyscraper of any note has been submitted for approval since the November 2014 state election; evidence that holiday period aside, developers look to be taking a more circumspect position toward seeking planning approval given the uncertainty in recent months.

If stature is determined by height and apartment numbers, 8 Bouverie Street heads the pack in terms of marquee Melbourne development sites; in due course the sales campaign result will be interesting on many levels.
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8 Bouverie Street a giant amongst Melbourne development sites

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Separate developers with adjoining sites have joined forces to lodge dual planning applications which seek to add 342 new apartments into South Melbourne, whilst also delivering a healthy amount of street level activation. In a sign that Lintime Pty Ltd and Round Bay Pty Ltd have aligned their efforts, both applications were lodged simultaneously during September 2014.

Further, both prospective towers carry the same project team headed by architecture practice Elenberg Fraser, where successful elements from recent designs look to be present in both 28-32 Albert Road and 13-21 Palmerston Crescent. Features for both proposals are outlined below.

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%">
<thead><tr>
<th>28-32 Albert Road (Lintime PTY LTD)</th>
			<th>13-21 Palmerston Crescent (Round Bay PTY LTD)</th>
		</tr></thead>
<tbody>
<tr>
<td>Currently a five level commercial block</td>
			<td>Current multi-level car park</td>
		</tr>
<tr>
<td>Submitted September 2014</td>
			<td>Submitted September 2014</td>
		</tr>
<tr>
<td>19 levels at 65 metres</td>
			<td>19 levels at 65 metres</td>
		</tr>
<tr>
<td>GFA: 12,829sqm</td>
			<td>GFA: 23,326sqm</td>
		</tr>
<tr>
<td>146 apartments (78*1 + 68*2)</td>
			<td>196 apartments (80*1 + 116*2)</td>
		</tr>
<tr>
<td>128 car spaces &amp; 51 bicycle bays</td>
			<td>256 car spaces &amp; 269 bicycle bays</td>
		</tr>
<tr>
<td>Two cafe/food outlets at ground level</td>
			<td>Gym, shop and cafe/food at ground level</td>
		</tr>
<tr>
<td>Rooftop communal facilities</td>
			<td> </td>
		</tr>
</tbody>
</table>
<h2>Up close and personal</h2>

<iframe frameborder="0" height="450" src="https://www.google.com/maps/embed?pb=!1m14!1m8!1m3!1d3967.6483847031477!2d144.97125699999998!3d-37.83357!3m2!1i1024!2i768!4f13.1!3m3!1m2!1s0x6ad642a81a486a9b%3A0x95f5f6c71a8b1e60!2s32%2F28-32+Albert+Rd%2C+South+Melbourne+VIC+3205!5e1!3m2!1sen!2sau!4v1422746677516" style="border:0" width="100%"></iframe>

The Google aerial perspective above provides context as to site orientation and the immediacy that both sites maintain, which essentially are only separated by a service laneway. South-facing 28-32 Albert Road sits on approximately half the site area of 13-21 Palmerston Crescent and is nestled against the recently completed 28 level Albert Tower.

Conversely 13-21 Palmerston Crescent carries 1,722sqm of site area and with nearly double the Gross Floor Area of 28-32 Albert Road has a larger number of apartments included. This is evidenced by the number of different apartment types offered in each project, where 28-32 Albert Road holds eight types to 13-21 Palmerston Crescent's 16; all of which are variations of one or two bedroom dwellings.

<h2>Common passage</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/image24.jpg" rel="gallery-all" title="28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="310" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image24.jpg?itok=rH2i9auC" title="28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser" width="580"></a>

<figcaption>28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser</figcaption></figure>Key to both parties collaboration is the delivery of a seamless mid block pedestrian thoroughfare running the eastern boundary of both sites. As outlined within the planning documents, this enhancement to the public realm and implementation of a key planning policy is only made possible by both parties working in unison.

Four food and drink outlets, one retail space, a gym and separate residential lounges will front the pedestrian thoroughfare which is topped with a glazed canopy, whilst services and vehicle entry points for both proposals will be pushed to the western boundaries. Key to the northern portion of the thoroughfare is a green vertical wall consisting of pre grown native plant panels embedded with glass features and serviced by a hydroponic watering system drawing upon captured runoff water.

The provision of artworks and a rain garden fronting Palmerston Crescent will round out the street level amenity.

<h2>External expression and privacy</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/img_2961.jpg" rel="gallery-all" title="13-21 Palmerston Crescent with fritted facade. Image courtesy elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_2961.jpg?itok=HE4qKt4D" title="13-21 Palmerston Crescent with fritted facade. Image courtesy elenberg Fraser" width="580"></a>

<figcaption>13-21 Palmerston Crescent with fritted facade. Image courtesy Elenberg Fraser</figcaption></figure>The elliptical form of 28-32 Albert Road will be dominated by a green/bronze glazing and punctuated by dark perforated steel panels and anodised aluminium. Conversely 13-21 Palmeston Crescent (seen above) will for the most carry pinkish gold, light bronze and bronze glazing as described within the materials schedule.

Elenberg Fraser have described the undulating 13-21 Palmeston Crescent as having taken its lead from natural rock formations which have been carved and manipulated bu the natural flow of water. The fluid design does hold an important feature; graded ceramic frit facing the neighbouring 28-32 Albert Road which will serve as a privacy screen between both developments.

City of Port Phillip have requested further information for both projects, with a planning decision likely mid to late 2015.

<h2>South Melbourne project team</h2>

<ul>
<li>Architect: Elenberg Fraser</li>
	<li>Town Planner: Planning &amp; Property Partners Pty Ltd</li>
	<li>ESD: GIW</li>
	<li>Building Surveyor: Gardener Group</li>
	<li>Traffic: Traffic Group</li>
	<li>Waste: Leigh Design</li>
	<li>Services: ADP Consulting</li>
	<li>Landscape Consultant: 360</li>
	<li>Wind Consultant: Vipac</li>
	<li>Land Surveyor: SMEC Consultant Group</li>
</ul>
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Planning for a South Melbourne double dose?

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Think of Melbourne's surge in residential towers over the preceding 18 months and one firm immediately springs to mind. Elenberg Fraser have nabbed the lion's share of large-scale apartment designs in and around the CBD of late and have become synonymous with tall towers.

In a refreshing move the integrated design and architecture practice has delivered a bespoke project on behalf of developer Sterling Global located on Toorak Road, South Yarra which highlights the subtle design nuances employed by the firm in respecting the heritage and parkland settings which define the site. Far from the 1000-apartment projects Elenberg Fraser are currently overseeing, Ralston South Yarra speaks a different architectural language to many of their other ongoing projects.

Apartments.com.au recently spoke with Elenberg Fraser's Project Leader and Senior Architectural Technician Nick Bruford as to why Ralston holds its own.

<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/ralston_ext.jpg" rel="gallery-all" title="Ralston's subdued exterior"><img alt="" class="image-article-full-width-580px" height="362" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/ralston_ext.jpg?itok=KECvtA-c" title="Ralston's subdued exterior" width="580"></a>

<figcaption>Ralston's subdued exterior</figcaption></figure>The obvious distinction between Elenberg Fraser's CBD projects and Ralston is location and scale. While the CBD towers are each set to house many hundreds of people upon completion, Ralston is a six level development fronting Toorak Road in the heart of an established low-rise precinct.

With a new developer and architect superseding previously endorsed plans for the site, both parties set out to deliver a project sympathetic to its surrounds while also representative of prospective buyers wishes. Typical undulating glazed facades have been replaced by stone and plaster wash finish panels in order to provide a level of rhythm and context. The facade is most prominent at street level, providing a level of privacy to ground level dwellings, and slowly opens up over upper levels allowing for panoramic CBD views.

In addition to providing scale the vertical panels also compliment the retained historic streetscape fronting Toorak Road. Melding original structures with new forms is a method that has been shied away from in recent Elenberg Fraser CBD designs; perhaps more a reflection of developers wishes than anything else. Regardless the revised plans for Ralston were received warmly by City of Stonnington.

<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/ralston_pent.jpg" rel="gallery-all" title="A penthouse resplendid with fireplace and expansive views"><img alt="" class="image-article-full-width-580px" height="310" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/ralston_pent.jpg?itok=8kTL8Ciu" title="A penthouse resplendid with fireplace and expansive views" width="580"></a>

<figcaption>A penthouse resplendent with fireplace and expansive views</figcaption></figure>Nick Bruford explains the project has been a chance to explore different design qualities and opportunities, giving rise to an increased amount of detail throughout the development. Rather than statement exteriors and ample communal facilities typical of much taller projects in the CBD which are designed to attract volume buyers, Ralston delivers a understated yet refined development aimed toward the owner-occupier in what has traditionally been a sought after location.

Internally too Ralston features a variety of living options ranging from tri-level townhouses fronting Caroline Park through to two and three bedroom apartments ranging in size from 110sqm to 160sqm with large balconies in tow. Two penthouses crown the development and occupy the top two levels.

According to Nick hundreds of interior finish combinations were considered before the design team settled upon the chosen configurations which are evidenced within the complete display suite onsite. Chevroned wood floors and bathroom wall tiles are a standout and are ably supported by brass fittings, Combi ovens, composite marble splash backs and stone bench-tops in the kitchen. Sculptural lighting by Melbourne-based industrial designer Christopher Boots also point toward the heightened level of consideration given toward internal finishes.

<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/image1ralston.jpg" rel="gallery-all" title="Display suite finishes"><img alt="" class="image-article-full-width-580px" height="270" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image1ralston.jpg?itok=ZqY9Kb__" title="Display suite finishes" width="580"></a>

<figcaption>Display suite finishes</figcaption></figure>This 'departure from the norm' for Elenberg Fraser has produced results with 65% of apartments within the development sold after three weeks. Construction is set to commence on the Ralston in the new year and Apartments.com.au hopes to tour the completed complex in due course.
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Ralston South Yarra brings out Elenberg Fraser's subtle side

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One of 2014's largest planning applications has had its turn before the Future Melbourne (Planning) Committee, with the associated report on the intended mixed-use tower raising a number of concerns.

Championed by Singaporean tycoon Koh Wee Meng via his property development arm <a href="/developers/fragrance-group">Fragrance Group</a>, the tower seeks to stand at 284 metres above Spencer Street on what was/is the Savoy Tavern. Having paid $44.5 million for the site during June, Fragrance Group submitted initial plans during August, with a refined amendment put forward during September 2014 in response to a request for further information sought by State body DPTLI.

<h2>134-160 Spencer Street, Melbourne summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image21aa.jpg" rel="gallery-all" title="Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="509" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image21aa.jpg?itok=tA7QWzl8" title="Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser" width="580"></a>

<figcaption>Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser</figcaption></figure><ul>
<li>134-160 Spencer Street joins <a href="/developments/melbourne-vic-3000">555 Collins Street</a> as Fragrance Group's <a href="/new-apartments/melbourne-vic">Melbourne projects</a>.</li>
	<li>Architect: <a href="/architects/fraser-partners-0">Elenberg Fraser</a>.</li>
	<li>Current 1,833sqm site use: Savoy Tavern bar/kitchen/pub.</li>
	<li>Revised application submitted September 2014.</li>
	<li>Proposed: 89 level residential tower at 284 metres to roof.</li>
	<li>990 apartments and 280 hotel suites.</li>
	<li>Likely hotel operator: Parc Sovereign.</li>
	<li>10 retail spaces between 35sqm and 47sqm.</li>
	<li>​Basement catering for 164 car parking spaces and 229 bicycles.</li>
	<li>GFA: 90,739 sq.m.</li>
</ul>
<h2>Shake, rattle and roll</h2>

While the top and bottom form of <a href="/buildings/premier-tower-134-160-spencer-street-melbourne">134-160 Spencer Street's tower</a> component remains constant, the indicative floor plan below demonstrates the sizeable floor plate shift designed into the midriff. Beyond level 15 to 85 floor plates slink every second level, essentially producing 35 separate, undulating floor plates which from a distance creates a sensuous form.

General arrangements sees the hotel component located over floors 6 to 15 with 28 suites over each floor ranging between 20sqm and 39sqm. Perhaps the limited size of the hotel suites points toward affordable hotel chain Parc Sovereign expanding into Melbourne; a brand also <a href="http://www.forbes.com/sites/forbesasia/2014/07/23/property-developer-koh-wee-meng-seek-terrain-in-australia/">controlled by Koh Wee Meng</a>.

Level 5 will host indoor/outdoor communal facilities with strata offices, a restaurant, conference centre and function room plus fitness centre and gymnasium located through the podium. Level 87 will also carry residential recreation facilities. The balance of the tower is dedicated to the 990 apartments of one, two and three bedrooms. For the lucky few, the top floor of residential living at level 86 will carry a majority of one bedroom apartments, allowing for impeccable views without the penthouse price.

<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/image23aa.jpg" rel="gallery-all" title="Expected level 86 floor plan. Image courtesy Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="373" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image23aa.jpg?itok=TJ01loSr" title="Expected level 86 floor plan. Image courtesy Elenberg Fraser" width="580"></a>

<figcaption>Expected level 86 floor plan. Image courtesy Elenberg Fraser</figcaption></figure><h2>A question of height</h2>

As mentioned a handful of concerns were raised, generally regarding matters surrounding access and vehicle parking. While the report to Future Melbourne considered these issues rectifiable, a more pressing concern regarding height has been raised:

<blockquote>
The shadow diagrams submitted with the application indicate that the proposed building will overshadow Batman Park and the north bank of the Yarra. Buildings to the north of this park are generally modelled to ensure that shadows cast do not extend within 15 m of the north bank of the river between 11.00 am and 2.00 pm on 22 June. This being the case, the height of the building is considered excessive and will detract from or diminish the leisure and recreational purpose of Batman Park and Northbank promenade.

A condition is therefore recommended requiring the height of the building to be reduced so that there is no additional overshadowing of the Northbank Promenade by the proposed building. This might equate to a reduction of approximately 11 levels.
<cite>Report to the Future Melbourne (Planning) Committee</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/image22aa.jpg" rel="gallery-all" title="The expected shadow as seen within the Future Melbourne report"><img alt="" class="image-article-full-width-580px" height="636" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image22aa.jpg?itok=Vljt9eJ7" title="The expected shadow as seen within the Future Melbourne report" width="580"></a>

<figcaption>The expected shadow as seen within the Future Melbourne report</figcaption></figure><h2>Comment</h2>

134-160 Spencer Street along with a handful of other key large-scale projects within inner Melbourne will act as a litmus test of sorts for the new State Government with Richard Wynne (assuming full health) set to define his tenure with a number of key planning decisions early in the new year. Will 134-160 Spencer Street remain unchanged or will the the recommendations to the Future Melbourne (Planning) Committee be adopted at a state level which would see the tower essentially lopped to approximately 250 metres in height?

Much can be drawn from the eventual decision laid down by the State Government.

Machinations aside 134-160 Spencer Street is a true statement delivered by Elenberg Fraser worthy of such a prominent position with Melbourne's skyline. I'd be delighted if the design were to remain as is although I suspect the State Government will take a stance in line with that of City of Melbourne's recommendations for height reduction.
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Future Melbourne and 134-160 Spencer Street

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First <a href="/news/talking-the-talk-386-412-william-street-melbourne">covered by Urban.com.au</a> nearly a year ago, the City of Melbourne's Future Melbourne Committee has resolved to provide conditional support for the revised scheme at 386-412 William Street, currently being considered by DTPLI.

The main driver behind the amended proposal was to address concerns raised by City of Melbourne and DTPLI relating to the initial design of the scheme and overshadowing of Flagstaff Gardens. Architect Elenberg Fraser's revised submission shows a complete overhaul of the scheme, including a substantial reduction in the height and scale of the proposed towers.

The revised scheme is comprised of two towers: 18-storeys and 38-storeys rising to a heights of 57m and 120m respectively. The existing C-grade building on site will be retained as per previous plans with sills proposed to be lowered to accommodate. The 18-storey tower will be positioned on the north-western corner of the site along the William Street and Franklin Street frontages whilst the 38-storey tower which features a sweeping curvature is proposed towards the rear of the site and occupies the full width.

Both towers sit above the existing two storey heritage façade before separating above level 3 atop their respective podiums.

<h2>Solar access</h2>

As previously mentioned one of the key drivers behind the revised application was maintaining solar access to Flagstaff Gardens during the Equinoxes. Given the towers will occupy a prominent corner site City of Melbourne considers an increase in height above that stipulated in DDO14 (60m) is an appropriate response if the architecture is of a "high/exemplary standard" and that there is no overshadowing to the Flagstaff Gardens between 11am to 2pm on 22nd March and 22nd September Equinox.

Clause 22.02 (Sunlight to Public Spaces) requires the following for new developments:

<blockquote>
Development should not reduce the amenity of public spaces by casting any additional shadows on public parks and gardens, public squares, major pedestrian routes including streets and lanes (including all streets within the retail core of the Capital City Zone), and privately owned plazas accessible to the public between 11.00 am and 2.00 pm on 22 September.
</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/solar_access_to_flagstaff.jpg" rel="gallery-all" title="Solar diagram and Central Park precedent. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="267" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/solar_access_to_flagstaff.jpg?itok=OseAUXHW" title="Solar diagram and Central Park precedent. © Elenberg Fraser" width="580"></a>

<figcaption>Solar diagram and Central Park precedent. © Elenberg Fraser</figcaption></figure>While our northern cousins bemoan the solar plane's application to their skyscrapers and the limitations that are inflicted height-wise, Elenberg Fraser's application to the scheme has resulted in a far more architecturally interesting outcome that isn't a typical extrusion or repeated pancake. The above image, provided to Apartments.com.au by Elenberg Fraser with Central Park as the precedent illustrates how tall towers can sit adjacent to parks while still maintaining a high level of amenity so long as they are designed with solar access in mind.

<h2>Development summary</h2>

<ul>
<li>Two towers at 18-storeys, 57m and 38-storeys, 120m.</li>
	<li>410 apartments and 210 hotel rooms.</li>
	<li>1,053 sqm of retail including a café and a 24/7 restaurant on level 3.</li>
	<li>2 x 10-storey podiums above heritage building setback 500mm from facade.</li>
	<li>145 basement level parking spaces: 125 resident and 20 hotel.</li>
	<li>32 motorcycle spaces.</li>
	<li>576 bicycle spaces: 502 resident, 50 visitor, 24 hotel staff.</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/programme_break_down_-_axo.jpg" rel="gallery-all" title="Development Summary axonometric. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/programme_break_down_-_axo.jpg?itok=ZIT72puY" title="Development Summary axonometric. © Elenberg Fraser" width="580"></a>

<figcaption>Development Summary axonometric. © Elenberg Fraser</figcaption></figure><h2>Heritage and Streetscape</h2>

The subject site is affected by the planning scheme Amendment C198 City North Heritage Review which recommends that the site be included in the Heritage Overlay and be given a ‘C’ grading in City of Melbourne’s Heritage Places Inventory 2008.​One of the conditions of approval recommended by the City of Melbourne's Urban Design and Heritage advisors is that the taller tower is required to be setback 3m from the original façade along William and Franklin Streets.

At street level reduced sill levels are intended provide a more permeable street level interface with a considerable amount of retail proposed to activate William and Franklin Streets. Above both buildings feature a 2.7m rebate or 'shadow line' to separate the new interventions from the heritage fabric.

<blockquote>
Achieving a 3m setback for building 2 (18 storeys) from both street frontages could be more problematic given the smaller size and scale of this building. It appears that if a 3m setback is proposed from both street frontages this may render the development unviable as the setback is required all the way up to level 12. Setting back the entire tower 3m from both street frontages may result in a ‘shifting’ of the form rather than a reduction in the building footprint which would result in a lesser tower separation between Towers 1 and 2. This is not considered to be a good urban design outcome.

Building 2 has a 2.7m setback on level 2 which is reduced from levels 3 to 12 where only a 0.5m setback is proposed. Discussions undertaken with the manager of City of Melbourne’s Urban Design Department suggests that an option to address both heritage and urban design issues could be to achieve the 2.7m setback on level 3 and then a 1m setback from levels 4 to 12. This will not require a significant reconfiguration of the proposed layout and will ensure the development is viable.
<cite>City of Melbourne</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/386_william_st_additional2_exterior_view_02_updated_reduced.jpg" rel="gallery-all" title="386 William Street street interface. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="349" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/386_william_st_additional2_exterior_view_02_updated_reduced.jpg?itok=P5cAF9q3" title="386 William Street street interface. © Elenberg Fraser" width="580"></a>

<figcaption>386 William Street street interface. © Elenberg Fraser</figcaption></figure><h2>Comment</h2>

386 William Street is an interesting case study for an application of planning controls that allows for flexibility to developers and their architects while still achieving the goals set out under planning provisions. Here the development has benefited from an architectural perspective resulting in a dynamic form on the Melbourne skyline while maintaining solar access to Flagstaff Gardens and contributing to the activation and regeneration of the northern end of the CBD around the Queen Victoria Market Precinct.
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Laurence Dragomir

Walking the Walk > 386-412 William Street, Melbourne

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<blockquote>
We get really obsessed with height - we can have great towers and bad towers, we need to shift the discussion more toward the quality of development.
<cite>Leanne Hodyl, <a href="/news/public-forum-city-in-crisis">IMPA's 'City in Crisis?' forum</a></cite>
</blockquote>

This interesting quote appeared in <a href="/expert-insights/buying/25-000sqm-threshold-yes-it-is-time-to-review-it">Alastair's article</a> on Monday, which delved into who should maintain planning authority over Melbourne. The notion of shifting focus more toward quality of development rather than height is a noble one, but it's simply not that straight forward.

A counter argument could be found in comments made during the recent Meinhardt tall towers seminar in which Meinhardt's Jon Brock essentially stated that people don't really care how tall a tower is beyond a certain point, tall is tall but what matters most is what occurs at street level. A vibrant, user friendly, interesting and varied street frontage is in fact the key to a development's quality.

A prime example of this has surfaced with PDS Group recently releasing a handful of high resolution images for 380 Lonsdale Street for which they will act as Project Manager and Superintendent.

<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/229.jpg" rel="gallery-all" title="Artist's perspective from Lonsdale Street. Image courtesy PDS Group"><img alt="" class="image-article-full-width-580px" height="909" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/229.jpg?itok=hCsmuD6b" title="Artist's perspective from Lonsdale Street. Image courtesy PDS Group" width="580"></a>

<figcaption>Artist's perspective from Lonsdale Street. Image courtesy PDS Group</figcaption></figure>So which is it? Height or quality? 380 Lonsdale Street proves in its most recent version you can have both. The Elenberg Fraser-designed tower may well stand at 217 metres when realised which is approximately 55 metres higher than the initial Spowers design.

Below is a comparison between the two designs highlighting the all-important ground level which shows the current Elenberg Fraser design to hold a higher level of interest, activity and greenery. Active glass frontages and green planters seek to replace uniform composite panels; both shroud above ground car parking yet one does so in a more aesthetically pleasing fashion.

There's no intended slight against Spowers, their version after all gained approval via the State Government, but there's little doubt that Elenberg Fraser's provides a heightened quality to the public domain.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image4380.jpg" rel="gallery-all" title="Images courtesy PDS Group and spowers"><img alt="" class="image-article-full-width-580px" height="590" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image4380.jpg?itok=HdyQcqKp" title="Images courtesy PDS Group and spowers" width="580"></a>

<figcaption>Images courtesy PDS Group and Spowers</figcaption></figure>380 Lonsdale Street in its current form goes to show that the questions of height and quality aren't bound together in an inverse relationship. They are separate issues and should be treated as such.

Railing against buildings purely for their height serves no purpose to my way of thinking. Asking for alterations and/or rejecting planning applications based more so upon what they deliver or fail to deliver to the streetscape, or indeed what they replace is of more relevance than any question over height.
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Quality development begins at street level

Long before the shadow cast by Asian-backed property developers over the Melbourne apartment market, local developers were delivering projects in a altogether typical fashion. For a variety of limiting factors it&#39;s near on impossible for the vast majority of local property developers to bust into the apartment market with grandiose projects in the vicinity of 1000 dwellings, as has been the case recently.

Rather the slow and steady increase of developments in terms of scale and complexity was the norm. In talking to Little Projects&#39; Managing Director Michael Fox recently, the discussion veered into how the now considerably sized property player began in the Melbourne market.

&quot;Why, we started with townhouses like everyone else&quot; was the reply from the head of a firm that has a rash of apartments currently in planning. This in turn prompted Apartments.com.au to sift through the considerable list of Melbourne-based property players via our Project Database in an attempt to identify the next small to medium sized apartment developer ready to step up to the next level.

<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/image9ef.jpg" rel="gallery-all" title="Essence at 52 Park Street, South Melbourne. Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="416" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image9ef.jpg?itok=NIHJ5l2z" title="Essence at 52 Park Street, South Melbourne. Image © Elenberg Fraser" width="580" /></a>

<figcaption>Essence at 52 Park Street, South Melbourne. Image &copy; Elenberg Fraser</figcaption>
</figure>

We suspect that next firm is Milbex. From conception in 2004 with a dual townhouse project in <a href="/developments/elwood-vic-3184">Elwood</a>, a handful of lower density projects were undertaken until their breakout project titled Essence was completed during late 2013. Now a year later the developer has taken the leap to the next level with three apartment projects of note.

<h2>The current stable</h2>

Moorabbin&#39;s Bayside Tower has commenced construction; after a brisk sales campaign, builder Hamilton &amp; Marino has advanced the build to the lower basement level. Located in Richmond, <a href="/new-apartments/richmond-vic-3121">Estelle</a> is still before City of Yarra although a decision is expected shortly given the length of time it has been at planning.

With an active website seeking registrations of interest, <a href="http://estelleapartments.com.au/">Estelle&#39;s</a> 91 apartments look set to join Bayside&#39;s 128 dwellings in due course.

<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/image10milbex.jpg" rel="gallery-all" title="Clockwise sees Bayside, 39W &amp; Estelle. Images courtesy Milbex"><img alt="" class="image-article-full-width-580px" height="619" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image10milbex.jpg?itok=_sMHkJ9c" title="Clockwise sees Bayside, 39W &amp; Estelle. Images courtesy Milbex" width="580" /></a>

<figcaption>Clockwise sees Bayside, 39W &amp; Estelle. Images courtesy Milbex</figcaption>
</figure>

Next in line is a project dubbed 39W. Currently under assessment with City of Port Phillip, 37-43 Park Street South Melbourne spans 12 levels and seeks to hold 120 apartments, ground level retail space and office space through the podium.

The existing 39 Park Street low-rise commercial complex is available for short term lease indicating demolition may not be all that far away.

<h2>When it works... it works!</h2>

Milbex look to have settled upon a successful formula as their developments increase in frequency. Elenberg Fraser&#39;s experience with the developer at Essence has led to the prolific architecture firm designing Bayside, Estelle and 39W.

Add Hamilton &amp; Marino builders into the mix for both Essence and Bayside and the trend of familiarity emerges. Not specific to Milbex, this practice is prevalent with other developers who maintain multiple projects on the go at any given time, thus streamlining the development process via a ongoing working relationship.

From the casual observers perspective Milbex is on an upward trajectory, and may well soon enough sit in the same bracket as Caydon or Pace Development Group within the Melbourne development scene. As for who will be the next small-scale developer to make the jump to the next level, there&#39;s no shortage of local developers vying for the distinction!

Milbex follows a tried and true path

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Who better than the firm responsible for the majority of Melbourne's current crop of tall towers to host an evening of discussion on and surrounding the matter. To mark Elenberg Fraser's move to their new CBD offices, the avant-garde architecture firm will host an event next Wednesday evening, in conjunction with Apartments.com.au.

The central discussion topic will be the PANS-OPS height ceiling and its implications for Melbourne. Also subject to discussion are the various projects Elenberg Fraser have on their books and how PANS-OPS is applied to each.

Lending his expertise on the evening will be guest speaker Ian Thompson of air traffic management solutions firm Thompson GCS Pty Ltd. Unfortunately fellow guest speaker Adrian Salmon from DTPLI has had to withdraw from the event.

<h2>Event details</h2>

Join us for a fireside chat in the new offices of Elenberg Fraser with special guest star:

<dl>
<dt>Ian Thompson</dt>
	<dd>Thompson GCS Pty Ltd</dd>
</dl>
<dl>
<dt>What is PANS-OPS and how does it work?</dt>
	<dd>Date: Wednesday 22 October, 6:00 - 8:00pm</dd>
	<dd>Location: Elenberg Fraser – Level 1/160 Queen Street, Melbourne.</dd>
</dl>
The event is open to all individuals and Apartments.com.au have a healthy number of seats available for the event on a first come, first served basis.

<h2>Registrations closed</h2>

Thank you to all those who have registered, our allotment of seats have been taken up quicker than anticipated. Registrations for Wednesday evening have closed and those who have secured tickets will be notified.
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Elenberg Fraser

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