Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

Joel Robinson

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
</section>
</section>

[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Local Little Bay residents, along with buyers from premium postcodes across Sydney’s affluent Eastern Suburbs, have dominated purchases in developer-builder Urban Property Group’s first Eastern Suburbs apartment development, <a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a>.

The $250 million coastal project, one of the first new developments in the area in several years, has proven particularly popular with downsizers, especially those from Coogee and Bondi. One Double Bay downsizer paid $4.7 million for a four-bedroom penthouse, setting a new local apartment price record in the process.

Buyers have been attracted to the combination of coastal tranquillity, premium design and amenity-rich neighbourhood living. The walkable village setting, along with proximity to three of Sydney’s leading golf courses, New South Wales Golf Club, St Michael’s Golf Club and The Coast Golf Club, has also been a key drawcard.

[smartcode_project:default project_id=112343 project_image_fid=352689]

Built across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/hill-thalis-architecture-urban-projects-pty-ltd">Hill Thalis</a> and set along a lush, landscaped green spine, designed by leading landscape architect <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, ESTE Little Bay offers a collection of one, two, three and four-bedroom residences with interiors by Richards Stanisich.

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> Sales Director, Tom McIvor said the response to ESTE has been "nothing short of extraordinary."

“Buyers have been quick to recognise ESTE as a rare opportunity to invest in a coastal sanctuary that offers both seclusion and connectivity to the heart of Sydney,” McIvor said.

[smartcode_project:default project_id=112343 project_image_fid=352687]

<a href="https://www.apartments.com.au/project-marketer/srm-residential">SRM Residential</a> Senior Director, <a href="https://www.apartments.com.au/project-marketer/srm-residential">Clayton Ross</a> said the local market has responded incredibly well, driven by ESTE’s exceptional location and the rarity it offers.

“We’ve seen strong interest from a variety of buyer groups, all of whom are drawn to the exclusivity and quality of the build and construction by the 4.5-star iCIRT-rated builder / developer, Urban Property Group. There’s truly nothing else like it along Sydney’s coastline.”

[smartcode_project:default project_id=112343 project_image_fid=352690]

The project also includes robust buyer protections, including Resilience Insurance’s Latent Defects Insurance, providing 10 years of structural cover, and an independent iCIRT-rating of the developer.

“The iCIRT-rating adds another layer of confidence,” Ross added. “Buyers see it as a safeguard for their investment and their lifestyle.” A highlight of ESTE’s offering is its exclusive wellness amenities, including a heated rooftop infinity pool and outdoor heated spa, a state-of-the-art Technogym fitness centre, and a sauna.

<a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a> is topped out and is on track to complete towards the end of 2026, with residents moving in before Christmas.

[smartcode_project_cta:default project_id=112343]

Eastern Suburbs buyers snap up ESTE Little Bay apartments

Elenberg Fraser

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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…
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silvermb

Tall stories and big Little Projects on Lorimer Street

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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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