A new 25-storey apartment tower proposed for Mercer Street would push Geelong’s western gateway skyline higher, with Morphy Birrell Property Group lodging plans for a project directly beside one of the city’s most significant heritage streetscapes.

The <a href="https://www.apartments.com.au/architects/fk-australia">FK</a>-designed development at <a href="https://www.apartments.com.au/new-apartments/65-67-mercer-street-geelong-vic-3220">65-67 Mercer Street</a> has now been referred to Victoria’s Planning Minister. The site sits opposite the Geelong rail corridor and immediately south of the heritage-listed St Peter and Paul’s Catholic Church and Ashby Hall precinct.

Rather than compete with the neighbouring ecclesiastical buildings, the proposal adopts a sculpted podium intended to reference the materiality and scale of the heritage context. Planning documents note the design draws cues from the “dark stone brick” church and surrounding masonry buildings, while the tower above transitions into a softer, curved form oriented toward Corio Bay and the Geelong waterfront.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="b797d10c-d4a6-47af-b8df-1aeaa3b382be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/public%20square.png?VersionId=QGIpcz1x1hKB6lQLl2iobyHqb6PS2Ztc" />

The development forms “Stage 5” of Morphy Birrell Property Group’s broader Mercer Street precinct strategy, following the completion of the 21-storey Miramar tower on Cavendish Street and several additional approved redevelopment stages nearby. Planning consultants Ratio said the proposal “represents an exemplary development outcome” aligned with the strategic ambitions for Central Geelong’s continued urban renewal.

The mixed-use project would replace an existing low-rise commercial building and surface parking area on the 3,320 sqm corner site. FK’s urban context report describes the proposal as a residential development comprising apartments, resident amenities, commercial space, and integrated landscaping positioned to maximise bay views and northern sunlight access.

Renders show a deeply articulated tower with curved balconies stepping above a lower masonry podium that frames a landscaped forecourt facing Mercer Street. The design intentionally preserves sightlines toward the adjacent church buildings, with the podium scaled to reinforce the heritage edge before the tower recedes upward.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="2bdca91e-66f7-4ac7-8baa-2f93bd5b564e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/geelong%20site.png?VersionId=QOhbino4ZgzKYw5dW3QE14E.2yq.Sv87" />

The planning report highlights the site’s strategic location within 400 metres of key Geelong destinations including Cunningham Pier, the Geelong Station precinct, Deakin University, and the convention centre. Bus services run directly along Mercer Street, while the Corio Bay foreshore sits around 100 metres north of the site.

The proposal arrives amid accelerating redevelopment across central Geelong, where planning policy continues to encourage higher-density housing close to transport infrastructure and the waterfront. Mercer Street in particular has emerged as a focal point for taller apartment development due to its proximity to Geelong Station, the bay, and major civic infrastructure.

Joel Robinson

Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct

Development giant&nbsp;<a href="https://www.apartments.com.au/developers/hamton">Hamton</a> and joint venture partner Hostplus have revealed the next residential stage of their $3 billion Moonee Valley Park masterplan, lodging plans for 512 more apartments within the precinct on surplus racecourse land at 110 Wilson Street, Moonee Ponds.

The proposed development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/trackside-house-110-wilson-street-moonee-ponds-vic-3039">Trackside Gardens</a>&nbsp;in the planning application, follows the <a href="https://www.apartments.com.au/news/vic/first-look-exclusive-hamton-and-hostplus-reveal-sixth-stage-of-moonee-valley-park-masterplan">recent unveiling of the sixth-stage Cox Place Precinct</a> and continues the long-running transformation of the Moonee Valley Racecourse into one of Melbourne’s largest urban renewal projects.

Positioned on the north-eastern edge of the racecourse adjacent to CityLink, Trackside Gardens will comprise three residential buildings rising between 61.8 metres and 86.4 metres within a heavily landscaped precinct shaped by Hamton’s Nature Based Cities framework.

The project forms part of the broader Moonee Valley Park redevelopment being delivered by Hamton, Hostplus and the Moonee Valley Racing Club, which is reshaping the 40-hectare racecourse site into a mixed-use neighbourhood with housing, retail, commercial space, hotels, parkland and community infrastructure.

Trackside Gardens sits separately to the recently proposed Cox Place Precinct, a five-building stage comprising around 1,100 residences, two build-to-rent buildings, two build-to-sell towers, retail, office space, and a hotel overlooking the racetrack. Together, the projects continue to accelerate housing delivery across the precinct.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="5fc1941e-52d3-41c6-abc4-0f13fe8ae5ea" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/DA%20Edits%20%281%29.png?VersionId=7qwRHq5dcvXWNot2hNOgoQhN2GIWudNK" />

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a> with landscape architecture by Tract, Trackside Gardens has been conceived as a botanical-style residential precinct prioritising canopy planting, communal green space, and vertical landscaping.

“The architectural vision for the proposed development centres around buildings in a botanical park setting that champions the important role of nature,” the planning submission states.

“The proposal incorporates principles of biophilic design, with landscape and environmentally sustainable development influencing the ultimate design response of the buildings and prioritising the ground plane to ensure a high amenity for both occupants and visitors.”&nbsp;

Trackside Gardens will deliver 512 apartments across the three buildings, alongside 518 basement car spaces and 523 bicycle spaces. Around 20 per cent affordable housing is proposed across the broader North East Precinct, equating to around 158 dwellings.&nbsp;

The affordable housing component will be concentrated within the Wilson East building, while the remaining apartments are expected to be delivered as build-to-sell residences.

Trackside Gardens has been designed around Hamton’s Nature Based Cities initiative, founded by Executive Chair Paul Hameister OAM in partnership with the University of Melbourne, Urbis, Ark Resources and Tract. The initiative promotes integrating higher-density urban development with significant biodiversity, tree canopy and landscape outcomes.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="89353449-7b3c-42fd-8fd8-8bf64a5ef80f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_4.png?VersionId=X8jRt0P2L7fIWjLhfX6gPknXToXIBeLj" />

A comprehensive landscape strategy would introduce deep soil planting, vertical greening, communal gardens, and new pedestrian links throughout the site.

Planning documents state the development is targeting a 5 Star Green Star Buildings rating, a 7.5-star average NatHERS rating, and “Exemplary” Nature Based Cities certification.&nbsp;

The proposal joins an expanding pipeline of approved and proposed buildings within Moonee Valley Park, including the recently launched Eveline apartments and the approved Grandstand North and South towers.

Hamton has increasingly focused on precinct-scale, nature-led communities across Melbourne’s middle-ring suburbs, with projects spanning Hawthorn, Kew, and Moonee Ponds.

Hampton unveils Trackside Gardens, latest stage of $3 billion Moonee Valley Park masterplan

The Paul Gedoun-led <a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Group</a> has achieved another milestone in its $1 billion transformation of Rainbow Bay on the southern Gold Coast with the completion of the company’s third project in four years, the $160 million <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a> residences.

Delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a> and designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker Architects</a>, Esprit buyers have now moved into the 94 apartments across two interconnected buildings at 217-227 Boundary Street.

The successful settlement of Esprit marks another astounding chapter in the S&amp;S story, which launched its highly successful Flow apartments three years ago and created its own ultra-luxury branded fingerprint on an area craving new luxury residences.

Most early purchasers have secured gains of well over $1 million since the project launched in 2021.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172129]

S&amp;S Projects Founding Director Paul Gedoun said the completion of Esprit reflects sustained demand for premium apartments in tightly held coastal locations.&nbsp; 
&nbsp;&nbsp; &nbsp; 
“Esprit has attracted buyers seeking a combination of quality design, considered amenity and a location that is becoming increasingly difficult to replicate,” said Gedoun.

“We identified some years ago that Rainbow Bay is a unique market where supply of luxury residences is limited, and we see the settlements in Esprit further underpinning this thinking - that for both owner-occupiers and investors.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172174]

A key feature of the development is ‘Club Esprit’, a 1,000sqm residents-only rooftop level combining wellness and recreation, believed to be a first for the Gold Coast, and which is fast becoming a signature of the S&amp;S brand.

Positioned to capture views across Snapper Rocks, Rainbow Bay and the Tweed River, the rooftop includes a 25-metre lap pool, gym, yoga lawn, sauna and steam facilities, ice bath, private dining spaces, outdoor cinema and landscaped areas for residents.&nbsp;

<a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a> Director Jayde Pezet, who led the sales campaign for Esprit and S&amp;S’s Flow and Awaken apartments, said the project’s performance reflects both the strength of the product and the depth of demand for premium apartments on the southern Gold Coast.&nbsp;

“In some cases, we’ve seen values double since launch, which is a clear reflection of how tightly held Rainbow Bay has become and the level of demand for well-executed projects in this market,” said Pezet.&nbsp;

“Buyers recognised early what S&amp;S Projects was delivering here, and that conviction has been rewarded as the project has progressed towards completion.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=214819]

Esprit offers a mix of two- three and four-bedroom apartments and sits within walking distance of the beachfront, cafés and local amenities, reinforcing its appeal as both a lifestyle and investment destination.

The project is the third completed by S&amp;S Projects in Rainbow Bay, following Flow Residences and Awaken Residences, which together have contributed to the suburb’s emergence as one of the Gold Coast’s most sought-after coastal pockets. &nbsp;

S&amp;S Projects is continuing its investment in the area with Radia, a $215 million development currently under construction.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172175]

Gedoun said the completion of Esprit signals continued confidence in the southern Gold Coast market.&nbsp;

“We’ve seen strong interest in well-located, high-quality apartments, particularly in areas where future development opportunities are limited."

“That’s been a key factor in the performance of Esprit and the broader Rainbow Bay market”.

[smartcode_project_cta:default project_id=102921]

Owners move in as Esprit completes at Rainbow Bay

Few developers can boast a portfolio across South East Queensland's luxury markets quite like <a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a>.

The builder-developer, founded in 2004 by Managing Director Brook Monahan, has projects in planning, on the market, and under construction, from Burleigh Heads and Broadbeach to Kangaroo Point and South Brisbane.

With a pipeline exceeding $2 billion, Mosaic remains highly selective when it comes to development sites, having spent years refining its strategy around feasibility research and product planning. The group is set to continue growing into 2026 and beyond.

In Brisbane, Mosaic currently has three projects in the market. It is in the final release stage at <a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford</a> in Kangaroo Point, which is approaching complete sellout ahead of its late 2027 completion.

[smartcode_project:default project_id=134792 project_image_fid=328123]

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, The Bedford comprises 128 two- and three-bedroom residences. A selection of ultra-luxury Masterpiece Series Skyhomes, positioned across the top levels, offer expansive floor plans and sweeping views of the river and city.

High-end inclusions, such as natural stone benchtops, bespoke cabinetry, and Miele appliances, feature throughout all apartments, alongside the Rooftop Recreation &amp; Retreat Sky Terrace. This includes a resort-style pool with sun deck and loungers, spa, cold plunge pool, sauna, steam room, private dining room with a full kitchen, residents' lounge, multiple barbeque and relaxation zones, an outdoor viewing deck, and landscaped gardens with water features, all oriented to sweeping city and river views.

A gym with indoor and outdoor zones, and a golf simulator, further enhances recreational choice within the building.

[smartcode_project:default project_id=134792 project_image_fid=328119]

A defining feature of the development is its integrated mixed-use component, which will deliver Kangaroo Point's first major supermarket, alongside a café and liquor store, bringing long-awaited convenience to the peninsula.

Monahan says The Bedford represents the culmination of a near-decade-long journey, after first identifying the A-grade Prospect Street site in 2016. While they came close to acquiring it at the time, the site was ultimately purchased by Woolworths' development arm, Fabcot. The opportunity resurfaced in 2024 when the site, vacant for nearly three decades, was brought back to market.

Monahan says Mosaic projects often begin years before any formal plans are drawn. Their new South Brisbane development is no exception, with the site first earmarked in 2018.

"We aren't opportunistic," Monahan says. "Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

[smartcode_project:default project_id=141711 project_image_fid=353495]

A similar story unfolded at <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a> in Kangaroo Point, opposite The Gabba. Like The Bedford, it is also approaching sellout of its 125 two- and three-bedroom apartments. The majority of sales are attributed to returning customers and referrals, with a balanced mix of investors and a strong majority of owner-occupiers.

BDA Architecture was again engaged to design the 22-storey building, which will feature a suite of wellness and lifestyle amenities, including a golf simulator and cinema, a commercial-grade gym, and a rooftop recreation level with a pool, steam room, sauna, cold plunge, teppanyaki bar, private dining spaces, and landscaped terraces.

Construction is on track for completion in mid-2027.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Mosaic's latest offering is its most ambitious yet, boasting a rare, north-facing riverfront position on Montague Road in South Brisbane.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale by Mosaic</a> is a 39-storey tower comprising just over 200 residences and Masterpiece Series Sky Homes. Designed in partnership with Bureau Proberts, it will feature nearly 3,000 sqm of genuine, internationally benchmarked six-star, hotel-style amenities, including a wellness precinct, pool, gym, massage and treatment rooms, cinema, golf simulator, and extensive outdoor dining areas across a two-level rooftop deck.

Early works are underway, with full construction expected to commence in the second half of 2026, and an anticipated late 2029 completion.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Since 2012 alone, Mosaic has completed more than $2 billion in projects and is set to deliver another $2 billion worth of developments, comprising hundreds of luxury apartments, each defined by Mosaic's signature standards of quality, detail, and delivery.

"We never arrive, there is no finish line," says Monahan. "Our ambition is to keep evolving what luxury means, creating design- and lifestyle-led residences in incredible locations, places people genuinely aspire to and want to live, homes that are loved deeply and endure long beyond their moment."

Mosaic's Midas Touch

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> (Urban) has broken ground at Keira Place, its new major mixed-use residential precinct in the heart of Wollongong CBD.

Held at 120-122 Smith Street, the groundbreaking marked the commencement of construction on Stage 1 of <a href="https://www.apartments.com.au/new-apartments/keira-place-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, with the opening of the new display suite. 
&nbsp; 
Keira Place is a State Significant Development that will deliver new housing supply, affordable homes and inclusive living options within walking distance of Wollongong’s CBD, coastline, transport, hospital and education precincts.

[smartcode_project:default project_id=144442 project_image_fid=369868] 
&nbsp; 
Stage 1 is now under construction and will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, along with activated ground-floor retail and commercial space. 
&nbsp; 
Urban Co-CEO Patrick Elias said the groundbreaking represented a significant milestone for Wollongong and reflected Urban’s long-term commitment to regional cities.

“Today’s groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong’s city centre,” Elias said. 
&nbsp; 
“Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection.”

[smartcode_project:default project_id=144442 project_image_fid=369869] 
&nbsp; 
Hon. Paul Scully MP, Minister for Planning and Public Spaces, Member for Wollongong said Keira Place is exactly the kind of development Wollongong needs – delivering new homes close to transport, employment and services, while supporting the continued growth and renewal of the CBD.

"This project reflects the Minns Labor Government's commitment to increasing housing supply in well-located areas." 
&nbsp; 
Wollongong Lord Mayor Cr Tania Brown said Keira Place would deliver lasting community benefits for the city. 
&nbsp; 
"Keira Place is a welcome addition to Wollongong's CBD delivering new housing, affordable homes and activated street-level spaces that will benefit our community for years to come," Brown said. 
&nbsp; 
"Urban Property Group's investment reflects the confidence that quality developers have in Wollongong's future, and I look forward to seeing this precinct come to life."

[smartcode_project:default project_id=144442 project_image_fid=369867] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a>, with interiors by <a href="https://www.apartments.com.au/interior-designers/dko">DKO,</a> Keira Place prioritises liveability and long-term performance, with landscaped shared spaces, generous apartment layouts and a pedestrian-friendly streetscape along Smith Street. 
&nbsp; 
Residents will have access to landscaped podium areas, communal rooftop amenities with views to Mount Keira and the Wollongong skyline, and convenient ground-level retail.

The development will have 10-year Latent Defects Insurance by Resilience Insurance.

[smartcode_project_cta:default project_id=144442]

Groundbreaking marks start of construction at Keira Place in Wollongong CBD

Elizabeth Street

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Heavyweight GPT is progressing with plans for a substantial overhaul of the lobby of its Melbourne Central Tower. 

Designed by COX Architecture, the $35m upgrade would re-instate the corner of Elizabeth and Little Lonsdale Streets as one of the primary points of access into the building, removing interventions introduced during upgrades to the centre over a decade ago.

The upgrade will dramatically change the Elizabeth Street streetscape and how people move in and around the site, while also retaining and celebrating the 90's architecture, characterised by the space frame canopy.

<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/mct-render-5-tmb.jpg" rel="gallery-all" title="Melbourne Central's reconfigured retail laneway. Image: Scharp"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/mct-render-5-tmb.jpg?itok=7VlTMeKY" title="Melbourne Central's reconfigured retail laneway. Image: Scharp" width="580"></a>

<figcaption>Melbourne Central's reconfigured retail laneway. Image: Scharp</figcaption></figure>Included as part of the works are the following key elements:

<ul>
<li>The realignment of the entry, and the creation of new retail opportunities and a 'third space' to refresh and reset.</li>
	<li>Interactive media &amp; LED walls streaming live content and multimedia artwork, as part of the welcome experience for visitors.</li>
	<li>An amphitheatre designed for collaboration, the exchange of business ideas, or a space to enjoy a morning coffee.</li>
	<li>A flexible working hub that is envisaged as a dynamic place to meet with connections to the amphitheatre and supplemented by business facilities.</li>
	<li>Providing an expanded and consolidated premium retail offering catering to new retail operators, in addition to a high-quality lobby barista on-site at the Tower.</li>
</ul>
The existing 65,000 sqm tower - designed by the late Kisho Kurokawa in association with Bates Smart - was completed in 1991, and currently accommodates major tenants including ME Bank and NBN Co, who account for approximately 40% of the office space.

GPT is also seeking a pre-commitment for an office tower at 300 Lonsdale Street, estimated to be worth around $100m.

The 13-storey development has been designed by Woods Bagot to provide 26,000 sqm NLA of A Grade office space, to be built above the existing Melbourne Central retail centre.

Whether the design as illustrated in the renders below is still current hasn't been confirmed, they at least provide a good indication of the location and breadth of development expected.

<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/300lonsdale.jpg" rel="gallery-all" title="300 Lonsdale Street awaiting a pre-commitment. Images: Point Polaris + Equity DM"><img alt="" class="image-article-full-width-580px" height="336" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/300lonsdale.jpg?itok=vfO9uwNd" title="300 Lonsdale Street awaiting a pre-commitment. Images: Point Polaris + Equity DM" width="580"></a>

<figcaption>300 Lonsdale Street awaiting a pre-commitment. Images: Point Polaris + Equity DM</figcaption></figure>Combined, these projects would form the basis of a projected $200m capital works program that GPT are embarking on at its retail and commercial asset.

The lobby upgrade represents a growing trend among owners seeking to refresh existing commercial assets in response to the latest and emerging trends within workplace design and a competitive commercial office market.

Additionally, the new wave of CBD commercial office developments such as 477 Collins Street, 80 Collins Street, Collins Arch and 405 Bourke Street is putting further pressure on existing stock to remain relevant.

Other commercial buildings set for major upgrades to their lobbies and foyers include 100 Queen Street (upon ANZ 's relocation to Docklands next year), 35 Collins Street, 459 Collins Street and 530 Collins Street to name a few.

<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/18_collins-place-banner.jpg" rel="gallery-all" title="35 Collins Street lobby upgrade. Image: Armitage Jones"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/18_collins-place-banner.jpg?itok=evy05jOr" title="35 Collins Street lobby upgrade. Image: Armitage Jones" width="580"></a>

<figcaption>35 Collins Street lobby upgrade. Image: Armitage Jones</figcaption></figure>There is an increasing focus on maximising street presence and retail opportunities, improving the arrival and welcome experience, and providing quality end-of-trip and business facilities.

Works are due to commence on the Melbourne Central Tower lobby upgrade this year with completion slated for 2019.

Lead Image: Scharp
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Laurence Dragomir

It's Back to the Future for Melbourne Central Tower's lobby upgrade

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After a brief stint during summer, the City of Melbourne's Elizabeth Street pop-up park will close on 24 March to allow for private development works at Riverview House with the Council postponing the permanent upgrade of the area to create new public space, now due to commence in 2019.

The upgrade will more than double the amount of pedestrian space in the street. We will also create a better space for people with new bluestone paving, street furniture, lighting and trees.

<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/elizabeth-street.jpg" rel="gallery-all" title="Artist's impression of Elizabeth Street South upon completion. Image : City of Melbourne"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/elizabeth-street.jpg?itok=z3lSGk-n" title="Artist's impression of Elizabeth Street South upon completion. Image : City of Melbourne" width="580"></a>

<figcaption>Artist's impression of Elizabeth Street South upon completion. Image : City of Melbourne</figcaption></figure>The design for the new public space at Elizabeth Street South involves five key components:

<ul>
<li>Removal of Southbound traffic</li>
	<li>Provision of a new pedestrian area</li>
	<li>Retention of trams and terminus</li>
	<li>Upgrade of western footpath</li>
	<li>Northbound traffic retained </li>
</ul>
Construction works at 276 Flinders Street, fronting this section of Elizabeth Street, are due to commence in the next month, limiting Council's ability to build upgrade the street immediately.

The decision to postpone construction of the permanent public space is based primarily on maintaining pedestrian safety around construction activities at 276 Flinders Street and preventing damage to new public space infrastructure that would likely result from construction vehicles accessing the area.

<ul></ul>
The development at 276 Flinders Street comprises the construction of a 4,600 sqm tower building on the northern part of the podium due for completion by the end of the year. 

Designed by Baldasso Cortese who have been involved in the revistilisation of Riverview House since 2001, the new 5-storey office building will be built utilising lightweight steel and timber construction and accessed via a bridge-link from the existing tower lobby.  

<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/riverview.jpg" rel="gallery-all" title="Riverview House's second tower is set to commence construction. Image: Baldasso Cortese"><img alt="" class="image-article-full-width-580px" height="403" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/riverview.jpg?itok=t-Z8TDQK" title="Riverview House's second tower is set to commence construction. Image: Baldasso Cortese" width="580"></a>

<figcaption>Riverview House's second tower is set to commence construction. Image: Baldasso Cortese</figcaption></figure>​​​​​​​Lead Image: City of Melbourne

 
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Elizabeth Street pop up to close as development works commence on Riverview House

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The City of Melbourne is looking to accelerate plans for improvements to Elizabeth Street between Flinders Street and Flinders Lane. As part of its actions for 2016-17, Council aims to consult with relevant stakeholders on the Draft Elizabeth Street Strategic Opportunities Plan, in addition to investigating and producing design options for improvements to the southern end of Elizabeth Street.

Despite being one of the most important entry points into the city and the retail core, this section of Elizabeth Street is characterised by poor urban design, an absence of trees, soft and hard landscape and constrained footpaths which results in a compromised pedestrian experience. Additionally the current state of the tram turnaround area and shelters detracts from the visual and historical significance of Flinders Street Station.

Traffic analysis undertaken by Council indicates that there are very low motor vehicle volumes in this section of Elizabeth Street, particularly southbound. According to Council the majority of vehicles which currently travel south on this section of Elizabeth Street can use alternate routes to reach their intended destination.

In contrast, pedestrian volumes are high and growing exponentially, driven in part by growth in public transport patronage.

<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/flinders-st-071111025.jpg" rel="gallery-all" title="Elizabeth Street's current state. Image: Culture Victoria"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/flinders-st-071111025.jpg?itok=jTtOqqjD" title="Elizabeth Street's current state. Image: Culture Victoria" width="580"></a>

<figcaption>Elizabeth Street's current state. Image: Culture Victoria</figcaption></figure>These numbers suggest that there exists an opportunity for Council to reallocate space currently used for the southbound vehicle carriageway and parking to provide a more generous space for pedestrians on the east side. City of Melbourne is considering a range of design improvement possibilities that extend from street lighting, tree planting, landscaping and furniture placement that need to be considered in line with best practice Safer by Design considerations.

Streetscape improvements in the area are intended to provide a number of benefits to the city including an improved pedestrian experience, improved amenity and presentation of this historically and culturally significant part of Melbourne.

Public Transport Victoria (PTV) is required to replace some tram tracks in the southern end of Elizabeth Street and plans to do this in early 2017. Council officers are working with PTV to better understand the opportunities to take advantage of the track works to improve the surrounding area as a fully coordinated approach.

Council proposes a program of targeted stakeholder consultation to be undertaken from 3 to 31 August 2016. The aim is to understand all the issues pertinent to formulating a design outcome for the area.

Issues are likely to include loading and deliveries, property access, stormwater management, the condition of subsurface infrastructure, bicycle access plus accessible tram boarding and alighting.

The outcomes of the consultation along with a recommendation for the next steps on the project are expected to be presented to the Future Melbourne Committee following the 2016 Council elections. This would include implications for the remainder of Elizabeth Street to inform the Draft Elizabeth Street Strategic Opportunities Plan.

<h2>Stage one: Targeted stakeholder engagement</h2>

The feedback from stage one will help the City of Melbourne develop achievable design options for Elizabeth Street South which have broad support from key stakeholders. Additionally, it will assist in developing an optimal phase two engagement process into which the wider community can have input.

To assist with these activities, materials explaining the rationale for the project and the existing site conditions will be produced.

The purpose of the stage one engagement is to help share with the community council's intention to proceed with the road discontinuance in addition to:

<ul>
<li>Explaining the site’s complexities, constraints and opportunities.</li>
	<li>Collecting stakeholder insights and information.</li>
	<li>Understanding and addressing any concerns raised.</li>
	<li>Investigating further the site conditions/constraints.</li>
	<li>Maximising the City of Melbourne’s ability to collaborate to ensure the best possible outcome for the site.</li>
</ul>
A report detailing the outcomes of the stage one engagement will be prepared and presented to Future Melbourne Committee in late 2016.

<h2>Stage two: Broad community engagement</h2>

A series of design options will be developed following stage one and the broader community will be engaged to provide feedback on these in early 2017. This will provide input to assist with the finalisation of the new streetscape design for Elizabeth Street South.

<h2>Comment</h2>

This isn't the first time someone has suggested improvements to this section of Elizabeth Street. Gilbert Rochecouste, founder and managing director of Village Well, and widely recognised as the man who turned Melbourne's neglected and decrepit laneways into a globally renowned attraction has previously suggested tearing up Elizabeth Street, and incorporating and revitalising the hidden waterway under it that runs down to the Yarra River, known as Williams Creek.

<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/station_snip.png" rel="gallery-all" title="Elizabeth Street reimagined. Image courtesy of Thad Patradoon via The Age, March 5 2015"><img alt="" class="image-article-full-width-580px" height="385" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/station_snip.png?itok=fkm_0VzJ" title="Elizabeth Street reimagined. Image courtesy of Thad Patradoon via The Age, March 5 2015" width="580"></a>

<figcaption>Elizabeth Street reimagined. Image courtesy of Thad Patradoon via The Age, March 5 2015</figcaption></figure>While his concept extended beyond the boundaries of the current study area, the idea of removing vehicular traffic in both directions and perhaps through to perhaps Collins Street may have some merit and it would be good to know that Council has at least considered every possibility and opportunity.

While certainly ambitious it certainly would represent the next stage in Melbourne's evolution: replacing defunct or underutilised infrastructure with landscape and public spaces. Similar improvements have previously been foreshadowed for Southbank Boulevard, City Road and Stage 2 of the Sandridge Bridge transforming it into a High Line style linear park: yet none of these is yet to see the light of day.

This area of Elizabeth Street provides the bookend to the Queen Victoria Market Precinct and both carry significant cultural and historical importance to Melbourne. High quality pedestrian environments and spaces at these particular key locations are critical for they have been long neglected and provide the doorsteps to two Melbourne icons and are also important interchange nodes for public transport patrons.

I'd love to hear readers thoughts.
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City of Melbourne gets ball rolling on Elizabeth Street South

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It's been a long time coming (15 months in fact!) but finally here's part two of <a href="/news/addressing-elizabeth-street-melbourne-central-part-one">my earlier piece</a> on addressing Melbourne Central's corner to Elizabeth Street.

The introduction of more stringent controls via Amendment C270 - the successor to Amendment C262's interim planning controls - has impacted on my earlier concept. With the new controls in place the maximum height possible falls into line with the rest of the retail core outlined in DD02.

For the corner of Elizabeth Street and La Trobe Street that means a maximum height of 40 metres or the height of the podium as initially proposed in part one.

<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/mc_diagram_crop.png" rel="gallery-all" title="Existing condition vs potential 40 metre podium diagram"><img alt="" class="image-article-full-width-580px" height="267" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mc_diagram_crop.png?itok=J1Qztkg8" title="Existing condition vs Potential 40 metre podium diagram" width="580"></a>

<figcaption>Existing condition vs Potential 40 metre podium diagram</figcaption></figure>Despite there no longer being the ability to develop another tower of height on the site, there would still be opportunity to redevelop the corner and maximise its potential through a new podium building which would allow access to the Melbourne Central tower and through again to the Station.

A new north facing internal courtyard to La Trobe Street with trees and softscaping would provide a sunny but sheltered area for workers and visitors to sit during lunch, with new commercial office space above generating additional rental income for owners GPT and further adding value to the centre.

The internal courtyard is a slight nod to the old Melbourne Central entry at the Swanston Street end, but would also tie into the existing arcades and new bisecting arcades at street level. These arcades are visible in the axonometric below which also illustrates how few of the vast array of high-rise developments provide a podium or rooftop area, due largely to the constraints of their respective sites and poor setback from other developments.

<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/mc-aerial.png" rel="gallery-all" title="Aerial of a redeveloped Elizabeth/La Trobe corner building for Melbourne Central"><img alt="" class="image-article-full-width-580px" height="258" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mc-aerial.png?itok=kaxLZwun" title="Aerial of a redeveloped Elizabeth/La Trobe corner building for Melbourne Central" width="580"></a>

<figcaption>Aerial of a redeveloped Elizabeth/La Trobe corner building for Melbourne Central</figcaption></figure>To reduce impact on station operations and to ensure an efficient and speedy construction process, the use of Cross Laminated Timber (CLT) and Laminated Veneer Lumber (LVL) would be employed. Timber construction is lightweight compared to concrete and can be erected fairly quickly relative to the form and pour process.

The timber structure would provide a contrast to the otherwise robust and impermeable exterior of the existing shopping centre, but would also act as a bookend to the timber used on the facade of the Swanston Street/La Trobe intersection frontage.

Planter boxes could be integrated into the timber structure, and a green roof for workers is in the spirit of the CIty of Melbourne's Urban Forest Strategy. 

<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/mc-03_final.png" rel="gallery-all" title="Looking towards the intersection of La Trobe and Elizabeth Streets"><img alt="" class="image-article-full-width-580px" height="301" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mc-03_final.png?itok=M9GPXAgX" title="Looking towards the intersection of La Trobe and Elizabeth Streets" width="580"></a>

<figcaption>Looking towards the intersection of La Trobe and Elizabeth Streets</figcaption></figure>Whether or not this is the best outcome for the site is debatable, but the intent of building up the street wall and providing a stronger built form to anchor the corner is not without merit as is the potential to reorganise the circulation to and from the station and the office building.

Another site that could potentially accommodate increased commercial development and streetscape improvements is Collins Place which will be the subject of a future article.
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Addressing Elizabeth Street: Melbourne Central (part two)

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11 years after the ARM designed refurbishment works for centre owners GPT / Lend Lease were completed, the landscape of the northern quadrant of the Melbourne CBD has changed significantly. Cranes and construction currently dominate the northern reaches of Elizabeth Street as a number of skyscrapers begin their skyward ascent.

<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/north_cbd.png" rel="gallery-all" title="Forest of towers to come"><img alt="" class="image-article-full-width-580px" height="350" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/north_cbd.png?itok=vOsxWI9P" title="Forest of towers to come" width="580"></a>

<figcaption>Forest of towers to come</figcaption></figure>One element of the refurbished Melbourne Central that bothered me when it reopened and continues to do so is the Elizabeth / La Trobe Street corner. This has always been a prominent corner site but has become even moreso as the city evolves. I consider it to be an underwhelming entry to the centre and station environment below and believe it could offer more.

With that in mind, I've done a quick study at what a reconfigured corner might look like, taking into account the C262 planning controls.

Following a quick analysis of the site area and applying a plot ratio of 24:1 as per the interim controls we are left with 262,940sqm which can be developed. This is illustrated in the diagram below.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/mc_diagrams.png" rel="gallery-all" title="Site area and plot ratio diagram"><img alt="" class="image-article-full-width-580px" height="153" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mc_diagrams.png?itok=IperSpDM" title="Site area and plot ratio diagram" width="580"></a>

<figcaption>Site area and plot ratio diagram</figcaption></figure>Any additional high-rise development of considerable size on the Melbourne Central site should be located away from Swanston and closer to Elizabeth Street. Doing so reduces the potential for overshadowing to the State Library forecourt.

Additionally locating it along the northern edge allows for generous exposure to natural daylight to apartments. Adding apartments to the mix of programme also further develops the concept of Melbourne Central as a Transit Oriented Development (TOD) which forms part of a much broader discussion relating to what shopping centres are and the potential for what they could be.

I believe they can work harder and function as more than just retail destinations but thriving neighbourhoods in their own right.

In investigating the concept of the potential for a residential tower on the site I was interested in the opportunities it may present in also helping to facilitate an improved street condition and corner address for the centre. As the suite of diagrams below illustrates, the first move was to provide a 40 metre high podium for the existing Melbourne Central Office Tower and the new residential tower.

I wanted to retain the internal laneway condition and further develop it so it slices through the full height of the podium and would have various uses interfacing with it.

<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/mc_diagrams_02.png" rel="gallery-all" title="Process diagram"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mc_diagrams_02.png?itok=N34lKmdZ" title="Process diagram" width="580"></a>

<figcaption>Process diagram</figcaption></figure>The rationale behind the tower foot print and core location was to draw on the geometry of the office tower to maximise northern exposure, minimise southern outlook. Further to this, due to the floorplate geometry, views are directed away from the office tower and vice-versa. Locating the core to the south ensures no overlooking from the office tower into any apartments.

The tower would rise 160 metres above the 40 metre podium with a tapered roof form which creates a series of terraces to the east but also ensures no overshadowing of the State Library forecourt. The angle of the slope matches that of the Melbourne Central Office tower drawing on the form and geometry - a shared DNA.

The podium would be expressed as two elements of a consistent and coherent volume but would be articulated differently, reflecting the difference in programme but also the two different conditions that they interface with.

Atop this podium is green open space shared by both towers and the centre. The office tower would be reconfigured so that further food and beverage would spill out onto this space. The loss of office space would be replaced within the podium which would increase the overall floor area of the tower.

Stay tuned as I'll be looking to <a href="/news/addressing-elizabeth-street-melbourne-central-part-two">develop this a bit more</a> in the coming weeks beyond just some simple massing and into something resembling an architectural proposition.
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Addressing Elizabeth Street: Melbourne Central (part one)

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For the past three years the big planning story in central Melbourne has been the plethora of large skyscraper projects, with the majority of these towers located on either side of Elizabeth Street to the north of La Trobe Street.

Up until this point much has been made of the proposals however the majority are now construction sites.

Indeed many of the proposals have attracted sufficient sales in order for the developer to be confident enough to swagger on in to a bank manager's office and obtain construction finance.

The following is a roundup of the latest construction photos of CBD North taken and subsequently posted in the construction forum threads by various Apartments.com.au members. See each forum thread for more construction images.

<h2>EQ Tower</h2>

Developer: ICD Property, Architect: Elenberg Fraser, Builder: Brookfield Multiplex. 202 metres high, 63 floors and 632 dwellings. (<a href="/news">Forum Thread</a>)

The tower has progressed well above its podium and facade-watchers are being treated to a splash of purple.

<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/ebf6a2e0ee942ce938cb32bf33c7eda7.jpg" rel="gallery-all" title="EQ Tower construction progress. Image © Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/ebf6a2e0ee942ce938cb32bf33c7eda7.jpg?itok=LBfNMOjK" title="EQ Tower construction progress. Image © Ryan Seychell" width="580"></a>

<figcaption>EQ Tower construction progress. Image courtesy Ryan Seychell</figcaption></figure><h2>Aurora Melbourne Central</h2>

Developer: UEM Sunrise, Architect: Elenberg Fraser, Builder: Probuild. 267 metres, 88 floors, 941 dwellings. (<a href="/news">Forum Thread</a>)

Demolition of the poorly articulated car park which fronted La Trobe Street is near completion, with initial piling now underway.

<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/2390e29c45cc7d89409b44f640ee46e0.jg_.jpg" rel="gallery-all" title="Aurora Melbourne Central construction progress. Image © UM member Adrian"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/2390e29c45cc7d89409b44f640ee46e0.jg_.jpg?itok=KpzOwIGA" title="Aurora Melbourne Central construction progress. Image © UM member Adrian" width="580"></a>

<figcaption>Aurora Melbourne Central construction progress. Image courtesy Adrian Raiola</figcaption></figure><h2>Empire Melbourne</h2>

Developer: Mammoth Empire, Architect: Hayball, Builder: Probuild. 198 metres, 62 floors and 474 dwellings. (<a href="/news">Forum Thread</a>)

Similar to its sister tower MY80 directly opposite, Empire Melbourne's lack of a pronounced podium already gives it an enormous presence on the corner of Elizabeth and A'Beckett Streets.

<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/5344c6aa41a150aedc30e94c2dc514c6.jpg" rel="gallery-all" title="Empire Melbourne construction progress. Image © Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="870" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/5344c6aa41a150aedc30e94c2dc514c6.jpg?itok=KyhSRmlc" title="Empire Melbourne construction progress. Image © Ryan Seychell" width="580"></a>

<figcaption>Empire Melbourne construction progress. Image courtesy Ryan Seychell</figcaption></figure><h2>Vision Apartments</h2>

Developer: Brady, Architect: Peddle Thorp, Builder: Brady Constructions. 226 metres, 72 floors and 524 dwellings. (<a href="/news">Forum Thread</a>)

Vision's jump form was recently dismantled with a handful of floors still to be formed and poured.

<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/picture4_196_zpsgumha7uj.jpg" rel="gallery-all" title="Vision Apartments construction progress. Image © UM member GlennWilson"><img alt="" class="image-article-full-width-580px" height="870" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/picture4_196_zpsgumha7uj.jpg?itok=RZy1FrYd" title="Vision Apartments construction progress. Image © UM member GlennWilson" width="580"></a>

<figcaption>Vision Apartments construction progress. Image courtesy <a href="http://www.skyscrapercity.com/showpost.php?p=130248157&amp;postcount=1114">GlennWilson</a></figcaption></figure><h2>Avant</h2>

Developer: Aspial - World Class Land, Architect: Elenberg Fraser, Builder: Probuild. 167 metres, 57 floors and 463 dwellings. (<a href="/news">Forum Thread</a>)

Site clearing and preparation continues with another splash of pinkish purple over the tower's facade set to appear over the next two years.

<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/fb303eb294c9a03c2b237c3d38c3485e.jpg" rel="gallery-all" title="Avant site preparation progress. Image © Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/fb303eb294c9a03c2b237c3d38c3485e.jpg?itok=3ZNRzKQZ" title="Avant site preparation progress. Image © Ryan Seychell" width="580"></a>

<figcaption>Avant site preparation progress. Image courtesy Ryan Seychell</figcaption></figure><h2>Victoria One</h2>

Developer: Golden Age Group, Architect: Elenberg Fraser, Builder Probuild. 241 metres, 75 floors and 629 dwellings. (<a href="/news">Forum Thread</a>)

Victoria One's core has raced ahead and the first of the floorplates made their debut in November/December.

<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/bfbd49510a2c00ca2c1b7cb4d487722a.jpg" rel="gallery-all" title="Victoria One construction progress. Image © Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/bfbd49510a2c00ca2c1b7cb4d487722a.jpg?itok=xU9SX6XO" title="Victoria One construction progress. Image © Ryan Seychell" width="580"></a>

<figcaption>Victoria One construction progress. Image courtesy Ryan Seychell</figcaption></figure><h2>Light House</h2>

Developer: Hengyi Australia, Architect: Elenberg Fraser, Builder: Brookfield Multiplex. 218 metres, 69 floors and 607 dwellings. (<a href="/news">Forum Thread</a>)

Although it will eventually be 23 metres shorter than its neighbour, Victoria One, across the road, it's going to be an interesting 'race' on either side of Franklin Street with Light House aided by a recently installed second tower crane.

<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/315f5af437393ab2729b0ceeeeef00da.jpg" rel="gallery-all" title="Light House construction progress. Image © Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/315f5af437393ab2729b0ceeeeef00da.jpg?itok=Q9AAt1L-" title="Light House construction progress. Image © Ryan Seychell" width="580"></a>

<figcaption>Light House construction progress. Image © Ryan Seychell</figcaption></figure>
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Alastair Taylor

Proposals no more, the top end of Elizabeth Street is now a story of mass construction

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The second attempt by Goodyear Properties to raise a tower from a high-profile Elizabeth Street site has hit a stumbling block with a Report to the Future Melbourne (Planning) Committee asserting the proposal should be objected to, with multiple concerns cited. Published online in recent days, the report acts as a basis to which City of Melbourne will take a formal stance on the proposal, which holds frontage to both Elizabeth Street and Franklin Street.

While the current application is marginally shorter than the previous Peddle Thorp design, apartment yield has risen sharply from 306 to 445 dwellings. The design too has taken an about turn with a green glazing and mesh facades replacing a punctured white precast edifice which defined the initial proposal.

While the Minister for Planning is the responsible authority for determining the application, Richard Wynne's public determination that more weight be placed in City of Melbourne's assessment of a given project may point toward another disappointing outcome for Goodyear Properties.

<h2>Application 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/image64_1.jpg" rel="gallery-all" title="Artist's impression from Elizabeth Street. Image courtesy Peddle Thorpe"><img alt="" class="image-article-full-width-580px" height="417" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image64_1.jpg?itok=3ypo6LYF" title="Artist's impression from Elizabeth Street. Image courtesy Peddle Thorpe" width="580"></a>

<figcaption>Artist's impression from Elizabeth Street. Image courtesy Peddle Thorpe</figcaption></figure><ul>
<li>Planning application submitted September 2014</li>
	<li>Full site includes 441-451 Elizabeth Street and 139-141 Franklin Street</li>
	<li>Development site a consolidation of five allotments over three titles</li>
	<li>Proposed 49 level residential tower at 156.44 metres</li>
	<li>​445 apartments: 173*1BR / 260 * 2BR / 12*3BR</li>
	<li>Total GFA: 45,010.7sqm</li>
	<li>Six retail spaces at ground level between 37sqm and 216sqm</li>
	<li>​127 car parking spaces</li>
	<li>Communal area and terrace included within the project</li>
	<li>1850's Royal Saxon Hotel and Menzies International buildings retained</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/image66_0.jpg" rel="gallery-all" title="Royal Saxon Hotel circa 1965. Image source SLV Picture Collection"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image66_0.jpg?itok=rTMhUtc0" title="Royal Saxon Hotel circa 1965. Image source SLV Picture Collection" width="580"></a>

<figcaption>Royal Saxon Hotel circa 1965. Image source SLV Picture Collection</figcaption></figure><h2>The Royal Saxon retained</h2>

Where the initial planning application sought to facade the Royal Saxon Hotel, the revised scheme would see the contemporary build detached from the original hotel’s form and volume according to the associated heritage impact statement. In contrast to the initial plans, the revised tower has maintained a greater setback to the Elizabeth Street frontage, while both original and new structures would retain separate footprints.

<blockquote>
The project will retain the original building and proposes demolition of the later annexes and rear yard wall only. New development will be up to the north and west boundaries, and will jut at high level over the hotel’s west end. The rear section of 138-141 Franklin Street will be demolished, a front section of building to a depth of 6 metres will be retained including the bluestone and brick facade and the much re-worked east boundary to the laneway.

The main physical affects will be the building repair, maintenance, and reconstruction of original detail which is integral to understanding the building’s age, appearance and use. The former hotel will be restored to an earlier known appearance. The condition and external envelope will be consolidated and improved from its current state.

The interior spaces and rooms may be opened up to a resemblance of the original cellular composition. The upper level fitouts shall be stripped out revealing anew the hotel’s original planning and internal arrangement.

<cite>Michael Taylor Architecture &amp; Heritage</cite>
</blockquote>

<h2>Recommendations to the Future Melbourne (Planning) Committee</h2>

Council's report on the planning application urges that City of Melbourne object to the proposal in its current form. Citing a number of inherent and undesirable planning outcomes with the proposal, the report is best summed by the below excerpts:

<blockquote>
The proposal is a gross overdevelopment of the site that fails to respond to the policy provisions of the Melbourne Planning Scheme. It will overwhelm the existing heritage buildings on the site and represents a significant departure from the height controls set out under the DDO. The proposal provides for poor internal amenity and will significantly inhibit the development potential of adjoining sites.

Further, if the development were approved in its current form it would set an unacceptable precedent for development in this area that could conceivably be replicated on adjoining sites.
<cite>Report to the Future Melbourne (Planning) Committee, 14 April 2015</cite>
</blockquote>

<h2>Comment</h2>

The site in question is of a size and orientation that doesn't lend itself to being a particularly easy design to deliver, nonetheless there's something very awkward about the proposal.

Peddle Thorp has persisted in a particular architectural 'language' which sees perforated mesh screens shrouding the exterior. First used on <a href="http://www.lasgroup.com.au/residential-mixed-use/completed/guild-apartments-152-sturt-street-southbank">The Guild</a> and more recently The Vic (seen below), the finish may well be excellent for sun shading and privacy, but does little for design intrigue or activation over 441-451 Elizabeth Street's lower levels.

The solid elements running the height of the tower also detract from a design, but then again this proposal wouldn't be the first to employ such a trait. Compared to other recent Peddle Thorp designs 441-451 Elizabeth Street is middle of the road at best.

<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/image68_3.jpg" rel="gallery-all" title="Proposed and existing. Images courtesy Buildcorp Commercial"><img alt="" class="image-article-full-width-580px" height="356" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image68_3.jpg?itok=ZguSAxdo" title="Proposed and existing. Images courtesy Buildcorp Commercial" width="580"></a>

<figcaption>Proposed and existing. Images courtesy Buildcorp Commercial</figcaption></figure>On a positive note the revised plans would see a new east west pedestrian laneway running along the southern boundary of the site. This laneway would link with the under construction Fulton Lane, providing a direct connection to Elizabeth Street.

<h2>Application team</h2>

<ul>
<li>Developer: Goodyear Properties Pty Ltd</li>
	<li>Architect / Urban Context Report / Town Planning: Peddle Thorp</li>
	<li>Planning: Urbis</li>
	<li>​Traffic Engineer: TTM Consulting</li>
	<li>Heritage: Michael Taylor Architecture &amp; Heritage</li>
</ul>
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silvermb

Planning Application: 441-451 Elizabeth Street, Melbourne

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I like many others was surprised and impressed when Hengyi Australia announced recently that it had reached sales of 75% for its Light House project on Elizabeth Street. I had also incorrectly made the assumption that the majority of sales to date were to offshore investors, and that Hengyi Australia was merely another of the throng of Asian property developers keen to absorb robust demand for Melbourne apartments.

Following a recent chat with Hengyi's Head of Marketing &amp; Business Development, Stephen Speer, an new impression was born of a Chinese-backed, yet distinctly Melbourne-based developer intent on achieving great things within the local context.

<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_5957.jpg" rel="gallery-all" title="The William nearing construction completion"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/IMG_5957.jpg?itok=GqlXcUW4" title="The William nearing construction completion" width="580"></a>
<figcaption>The William nearing construction completion</figcaption></figure>Hengyi's initial Bruce Henderson-designed project at 199 William Street is well into construction as seen above, with remaining apartments on offer for sale exclusively within the local market. The rebirthed office complex which will include a Wyndham Hotel upon completion is scheduled to open its doors within months, and Apartments.com.au may just be first through the door to have a look around.

Light House is the flagship project for Hengyi Australia. The size, eye-catching design and methodology behind Light House at 450 Elizabeth Street have ensured the projects success and ingratiated Hengyi to many locally.

<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/lhd02.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="355" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/lhd02.jpg?itok=_d7QKptv" width="580"></a>
<figcaption> </figcaption></figure>Once the initial partnership was forged with co-developer Sixth Grange, the numbers for Light House were adjusted resulting in a taller proposal which gained approval from Planning Minister Matthew Guy. Thereafter a local retail sales campaign was launched in unison with five investor roadshows through Southeast Asia with Malaysia proving to be the highest yielding stop.

Overall sales for the 607 apartments within Light House now stand beyond 80%, and of those roughly 60% have been to Australian buyers. Sales have been strong over all available layouts with a proportionately healthy percentage of apartments carrying three bedrooms, a result of Hengyi adjusting to local market desires.

Rather than utilising parent company Shandong HYI's resources, local institutions have financed the construction of Light House with demolition slated to begin during September. Piling and associated works will ensue over some months, resulting in the first signs of the tower's skyward movement during 2015. Construction is due for completion early 2017.

<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/lhd01.jpg" rel="gallery-all" title="450 Elizabeth Street display suite"><img alt="" class="image-article-full-width-580px" height="368" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/lhd01.jpg?itok=6TJNRFkc" title="450 Elizabeth Street display suite" width="580"></a>
<figcaption>450 Elizabeth Street display suite</figcaption></figure>Asked what is next on the back of Light House's success, Stephen Speer suggests Australia is Hengyi's oyster. Given the right project specific dynamics or joint-venture partner, the firm would develop anywhere based upon the opportunity presented. Melbourne, Sydney, Brisbane, Adelaide and Darwin were nominated as potential cities, depending upon the opportunities that arise.

Hengyi Australia have hit the ground running, one can only wonder what the firm has in store next?
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Hengyi Australia makes itself at home

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When it rains, it pours! No not a reference to the dismal weather at the moment, but the continuing surge in new apartment project releases Melbourne is experiencing.

Sure to be one of 2014's marquee releases, Light House Melbourne is the assigned moniker to one of this city's more unique apartment projects. 450 Elizabeth Street first gained approval during 2012 on behalf of site owner Sixth Grange Pty Ltd for a 62 level, 197 metre tower carrying 541 apartments.

Subsequently project partner Hengyi Australia was added and during February 2014 consent was received to extend the tower beyond the approved scheme seen below. Melbourne City Council now lists the project at 67 levels and 218 metres, although Colliers via their statement below have the tower at 69 levels of undulating edifice.

<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/11038_450_ElizabethStreet_Apartments_01.jpg" rel="gallery-all" title="Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="511" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/11038_450_ElizabethStreet_Apartments_01.jpg?itok=DJxOGzH1" title="Image © Elenberg Fraser" width="580"></a>

<figcaption>Image © Elenberg Fraser</figcaption></figure><blockquote>
Apartment living redefined by a kaleidoscope of possibility, with its shimmering, striking exterior Light House is certain to become a hero of the Melbourne skyline. This unique building has a sculptural presence, rising an impressive sixty-nine stories. Within each of these exterior facets is an exceptional bay window, increasing the light and space in every residential apartment to witness the lively streetscapes below and enjoy the sense of community in this bustling part of the city.
<cite>Colliers International (Selling Agent)</cite>
</blockquote>

<blockquote>
Appearing to turn on its trajectory, the building has no corners. How do you dissolve the corners of a skyscraper when that is where all sheer forces are normally resolved? Well, we discovered the answer lies in traditional masonry techniques for turning corners using bricks.

This three-dimensional kaleidoscope not only twists and undulates on its axis but its façade is a moving object. The effect of constant motion is amplified by the multi-chromic directional paint system applied to the surface, which reflects and draws the building up into the sky. You may have seen this paint effect on cars before, but never on a building!
<cite>Elenberg Fraser (Architect)</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/ef450eliz.jpg" rel="gallery-all" title="A distinctive facade. Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="374" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/ef450eliz.jpg?itok=eceF2KK9" title="A distinctive facade. Image © Elenberg Fraser" width="580"></a>

<figcaption>A distinctive facade. Image © Elenberg Fraser</figcaption></figure><blockquote>
This supermodel of a building also needed to battle the slenderness ratio – the rule that governs how tall and thin buildings can go. It overcomes this constraint by virtually becoming a vertical cantilever with a series of outrigger beams to prevent it from overturning, and to stop it rotating along with the façade system. The series of rotational units are a series of bay windows for the apartments, which pick out different vistas of city as the façade crinkles.
<cite>Elenberg Fraser (Architect)</cite>
</blockquote>

Joining Light House Melbourne in the immediate vicinity are the soon to be released <a href="http://empiremelbourne.com.au/" target="_blank">Empire Melbourne</a>, <a href="http://www.victoriaoneapartments.com.au/" target="_blank">Victoria One</a> and the at sales <a href="http://www.eqtower.com/#" target="_blank">Eq. Tower</a>.

Registration of interest for Light House Melbourne are open via the project website http://www.lighthousemelbourne.com.au/
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