Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/FH_1EzB-1vs?si=XScVlP1ERsTDJoME" title="YouTube video player" width="560"></iframe>

"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/tsioMLcnjas?si=zq-ys3JuWpfa5hFv" title="YouTube video player" width="560"></iframe>

The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

Essendon

<html><body>
Moonee Valley City Council has opened up its draft Essendon Junction structure plan for community feedback. You can view the draft structure plan and all other supporting documents on the <a href="http://www.mvcc.vic.gov.au/essendonjunction">City of Moonee Valley's website</a>.

<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/essendon_junction_context.png" rel="gallery-all" title="Essendon Junction Activity Centre - Image from Moonee Valley City Council Essendon Junction structure plan"><img alt="" class="image-article-full-width-580px" height="421" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/essendon_junction_context.png?itok=qzMctuLD" title="Essendon Junction Activity Centre - Image from Moonee Valley City Council Essendon Junction structure plan" width="580"></a>

<figcaption>Essendon Junction Activity Centre - Image from Moonee Valley City Council Essendon Junction structure plan</figcaption></figure>Moonee Valley City Council's vision for Essendon Junction is stated in the plan:

<blockquote>
Essendon Junction will be a great place to live and work and a vibrant destination to visit, with attractive streetscapes and a seamless transport interchange. The Junction will be the cultural and entertainment heart of Essendon, offering an integrated network of streets with innovative developments complementing the existing heritage
<cite><a href="http://www.mvcc.vic.gov.au/~/media/Files/Planning%20and%20Building/Long%20Term%20Planning%20in%20Moonee%20Valley/EJNAC%20SP/Essendon%20Junction%20Structure%20Plan.pdf">Draft Essendon Junction Structure Plan</a></cite>
</blockquote>

As expected from any structure plan document, there is a strong emphasis on maintaining existing characteristics, while providing a framework for new development of varying densities within the activity centre.

The activity area is separated into six precincts - all with varying height limits and preferred setback treatments - with precinct number 2 (Essendon Station) hosting the largest height limits of 12 levels on the VicTrack land fronting Mount Alexander Road and precinct number 3 (The Core) having height limits up to six levels, in keeping with current development along Napier Street.

For instance on Brewster Street - which forms the northern boundary of Essendon FC's Windy Hill precinct - there are mandatory landscape setbacks of five metres from a street front, and in the case where a development may abut a sensitive or rear of an adjoining property, a non-mandatory setback of 4.5 metres from the property line is sought with further building setbacks for new development over three levels. Refer to pages <a href="http://www.mvcc.vic.gov.au/~/media/Files/Planning%20and%20Building/Long%20Term%20Planning%20in%20Moonee%20Valley/EJNAC%20SP/Essendon%20Junction%20Structure%20Plan.pdf">12 through 15 in the draft structure plan</a>.

<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/essendon_junction_precincts.png" rel="gallery-all" title="Essendon Junction precinct map"><img alt="" class="image-article-full-width-580px" height="376" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/essendon_junction_precincts.png?itok=BMu9Helv" title="Essendon Junction precinct map" width="580"></a>

<figcaption>Essendon Junction precinct map</figcaption></figure>On Thursday 23rd of July, Moonee Valley City Council will be holdings its second information session at Ukranian House on Russell Street, Essendon between 6pm and 8pm.

Moonee Valley City Council are encouraging its citizens to engage with them and you can leave feedback, as well as view all other documentation on <a href="http://www.mvcc.vic.gov.au/essendonjunction">City of Moonee Valley's website</a>.

<h2>Buckley Street and Mount Alexander Road grade separation</h2>

Central to the draft structure plan is a council-endorsed plan to make major changes to the existing rail infrastructure in the center of the activity centre. At present the Craigieburn line is grade separated over Mount Alexander Road, but still has a level crossing on Buckley Street at Essendon Station.

Buckley Street is on the State Government's list of 50 level crossings to be removed over the next eight years. The supplementary documentation linked from City of Moonee Valley's Essendon Junction page includes <a href="http://www.mvcc.vic.gov.au/~/media/Files/Planning%20and%20Building/Long%20Term%20Planning%20in%20Moonee%20Valley/EJNAC%20SP/14%2093660%20%20Appendix%20A%20%20Essendon%20Junction%20Grade%20Separation%20Feasibility%20Study(2).pdf">a report created by GHD Australia</a> in 2013-2014 which sought to provide options for grade separation in the area.

The preferred option 3 would see the following occur:

<blockquote>
In this option, the rail drops below Buckley Street and through the existing heritage station precinct. A new below grade station would be located in the middle of the activity centre with the potential for a station entrance on Mount Alexander Road or near the existing station. The final location of the platforms would depend upon their required length and alignment.

Mount Alexander Road would be reinstated to grade. The tracks would travel below Mount Alexander and start to rise back to grade, north of Raleigh Street. This is the preferred option out of the 3 scenarios. The cost involved with the larger area of excavation and the construction of the underground station is seen to be justified given the value of their associated benefits. The deeper excavation ensures that the heritage station and its integrity are left intact.

The restoration of the Mount Alexander road surface to natural ground level eliminates the barrier of having the road below grade level; as it is currently or above grade level, as is the case in Option 1. Therefore this option provides the optimal opportunity for modal interchange and increased pedestrian connectivity, which is crucial for the development of the activity centre.

Locating the underground platforms between the existing heritage station and Mount Alexander Road, as per Option 3, maximises station accessibility with opportunities for entrances from Mount Alexander Road, Russell Street or Rose Street.
<cite><a href="http://www.mvcc.vic.gov.au/~/media/Files/Planning%20and%20Building/Long%20Term%20Planning%20in%20Moonee%20Valley/EJNAC%20SP/14%2093660%20%20Appendix%20A%20%20Essendon%20Junction%20Grade%20Separation%20Feasibility%20Study(2).pdf">GHD Australia, Essendon Junction Grade Separation (Draft Feasibility Assessment Report), December 2013</a></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/essendon_junction_future_dev_parcels.png" rel="gallery-all" title="Future development parcels created by grade separation"><img alt="" class="image-article-full-width-580px" height="298" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/essendon_junction_future_dev_parcels.png?itok=I6fTbO9d" title="Future development parcels created by grade separation" width="580"></a>

<figcaption>Future development parcels created by grade separation</figcaption></figure>The report also includes a high-level cost estimate which GHD stresses would require further investigation. No single grade separation project currently underway is the same as any other in the metropolitan area, however it does make for interesting reading into all the input costs of a grade separation project.

A screen grab from page 71 of the <a href="http://www.mvcc.vic.gov.au/~/media/Files/Planning%20and%20Building/Long%20Term%20Planning%20in%20Moonee%20Valley/EJNAC%20SP/14%2093660%20%20Appendix%20A%20%20Essendon%20Junction%20Grade%20Separation%20Feasibility%20Study(2).pdf">Essendon Junction grade separation feasibility study</a>:

<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/essendon_grade_sep_costs.png" rel="gallery-all" title="High level cost estimate provided by GHD"><img alt="" class="image-article-full-width-580px" height="408" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/essendon_grade_sep_costs.png?itok=_OQI-U4L" title="High level cost estimate provided by GHD" width="580"></a>

<figcaption>High level cost estimate provided by GHD</figcaption></figure><h2>Comment</h2>

Moonee Valley City Council's preferred option for grade separation to my mind is a sound one, as it ticks all the right boxes: removing a level crossing, retaining a heritage station building (bonus points would be awarded for repurposing it as a community facility), far stronger train to tram connectivity, restoring Mount Alexander Road to a proper boulevard and removing the current rail barrier at Raleigh Street.

Assuming GHD's cost estimates for under $200 million are correct and when the entire Essendon Junction structure plan is taken into consideration - more specifically the amount of dwelling supply and economic activity it will create over time - I don't believe it would be all that difficult for the benefits to outweigh the costs in this context.

Here's hoping the State Government adopt the council's preferred grade separation option.
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Alastair Taylor

Essendon Junction structure plan and Buckley Street grade separation

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If Rob Adams were to nominate a prime example for his <a href="http://www.melbourne.vic.gov.au/AboutMelbourne/Statistics/Documents/TransformingCitiesMay2010.pdf">Transforming Australian Cities</a> blueprint which was presented over the 2009-2010 period, I wonder if Essendon would be the most appropriate locale today? Advocating medium density housing along major transport corridors, with tram lines to the fore, the document was designed to address the pending population squeeze while also increasing patronage on public transport.

Much discussion ensued post the document's release, with Ivan Rijavec <a href="/expert-insights/buying/ivan-rijavec-on-a-question-of-urban-character">writing an article</a> for Apartments.com.au touching upon the problems of containing development purely along transport corridors. While differing opinions on the document were prevalent, Essendon would surely be the closest fit to what was envisaged five years ago.

With the bulk of the suburb's development occurring in the past five years, the mixed-use nature of Essendon has seen commercial, hotel/serviced apartment, residential and low-cost housing uses delivered; all within metres of rail, tram and bus services.

If general development activity along Mt Alexander Road and Keilor Road is any indicator, the area is well and truly doing its bit to accommodate an increasing population in line with the principles of Transforming Australian Cities. Seen below are a selection of current projects in the area ranging from planning assessment to under construction.

Currently Mt Alexander Road, Keilor Road and the immediate surrounds sees six major apartment developments under construction, with Accord Property Group's Alexa at 1048 Mt Alexander Road currently at site demolition.

<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/image45_0.jpg" rel="gallery-all" title="a selection of current projects along tram line 59"><img alt="" class="image-article-full-width-580px" height="649" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image45_0.jpg?itok=AoQeVyOe" title="a selection of current projects along tram line 59" width="580"></a>

<figcaption>A selection of current projects along the Tram 59 line</figcaption></figure>Two fresh proposals are looking to reinforce the successes of Essendon while also pushing the boundaries for their respective developers.

First up is Russendon Holdings Pty Ltd seeking approval of a ten level apartment complex directly opposite Essendon Station; with an address of 13-21 Russell Street it would be the tallest building in the suburb if approved. Within the Essendon Junction Activity Centre, the apartment building designed by Plus Architecture would carry 99 dwellings over a 1,196sqm site.

At 34.5 metres in height the design features a 296sqm commercial tenancy at ground level in addition to a 197sqm communal garden while a 192sqm rooftop garden will crown the development.

<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/photo_2_0.jpg" rel="gallery-all" title="Plus Architecture's 13-21 Russell Street."><img alt="" class="image-article-full-width-580px" height="305" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/photo_2_0.jpg?itok=_rf4F_VQ" title="Plus Architecture's 13-21 Russell Street." width="580"></a>

<figcaption>Plus Architecture's 13-21 Russell Street.</figcaption></figure>More ambitious in terms of apartment numbers is established developer Blue Earth Group's proposal for 144-160 Keilor Road. Nearby to the developer's previous project on Keilor Road and with Tram 59 at its doorstep, the proposed six level complex designed by CHT Architects is looking to add 260 dwellings over a sizeable 5,306sqm site.

To be delivered over two stages, the project would consist of two distinctive buildings finished externally in either cream or black, located above a 296 basement car park. The large site has allowed CHT Architects to deliver three separate northern-facing communal courtyards totalling 829.5sqm while five retail tenancies will front Keilor Road, further enhancing an emerging retail strip found at the base of the numerous higher-density developments completed along Keilor Road during recent 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/image131_0.jpg" rel="gallery-all" title="144-160 Keilor Road designed by CHT Architects"><img alt="" class="image-article-full-width-580px" height="292" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image131_0.jpg?itok=921rUqDd" title="144-160 Keilor Road designed by CHT Architects" width="580"></a>

<figcaption>144-160 Keilor Road designed by CHT Architects</figcaption></figure>The stretch of land bookended by Essendon Station and the Keilor Road Activity Centre has certainly seen its fair share of development in recent years, much in line with Rob Adams' Transforming Australian Cities model. With an abundance of development sites along the roughly three kilometre stretch which fronts multiple modes of transport, higher-density development along the corridor is no longer a trend but now the norm.
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silvermb

Essendon's high density development a model example

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It's always somewhat concerning when the heart of any sub-precinct is defined by two large open air car parks, and this is the case at Essendon Station, within the greater Essendon Junction precinct. Conversely the opportunity exists to transform said car parks into a worthwhile urban experience if the process is handled correctly.

Owner VicTrack considers the land around Essendon Station surplus, indicating that the land parcels should be developed and in the process remove Melbourne's 18th worst level crossing at Buckley Street by sinking Essendon Station. As was <a href="http://www.theweeklyreviewmooneevalley.com.au/story/1231678/essendon-level-crossing-removal-hinges-on-talks/">reported last year</a> VicTrack is heading toward a policy of linking with private developers in order to facilitate development of underutilised tracts of land.

<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/image76ess.jpg" rel="gallery-all" title="Excerp from Property Council of Australia's 20 Projects publication"><img alt="" class="image-article-full-width-580px" height="371" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image76ess.jpg?itok=6TaIPng5" title="Excerp from Property Council of Australia's 20 Projects publication" width="580"></a>

<figcaption>Excerpt from Property Council of Australia's 20 Projects publication</figcaption></figure>Essendon Station as the focal point of Essendon Junction was also earmarked as one of Victoria's 20 best investment sites as seen in the graphic above, according to the Property Council of Australia. The 2.5 hectares available for development could have an end value of $250 million with a mix of uses.

City of Moonee Valley in their 2012 Draft Structure Plan below clearly outline the dual expansive blue car parks abutting Essendon Station. According to the most recent planning application for Essendon Junction, maximum heights of 39 metres or 13 levels are expected at the heart of the wider Essendon Junction area.

<blockquote>
The Essendon Junction area is nominated as a Neighbourhood Activity Centre in the Moonee Valley Planning Scheme. State Government planning policy requires activity centres like Essendon Junction to operate as vibrant hubs containing a mix of residential dwellings, shops, services and public transport.

Once completed, the Structure Plan will provide a long term vision for future growth and development within Essendon Junction. It will be used to guide major changes to land use, built form, transport, community services and open space within the centre over a 20 year timeframe.
<cite>Essendon Junction Draft Plan 2012</cite>
</blockquote>

It seems all parties are in furious agreement when it comes to redeveloping Essendon Station, yet the policies to facilitate this have either not been implemented or acted upon.

<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/image73han.jpg" rel="gallery-all" title="Built form typologies map. Image courtesy Hansen Partnership"><img alt="" class="image-article-full-width-580px" height="375" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image73han.jpg?itok=yFnAPeOn" title="Built form typologies map. Image courtesy Hansen Partnership" width="580"></a>

<figcaption>Built form typologies map. Image courtesy Hansen Partnership</figcaption></figure>As it stands all the development action lies at the fringes of Essendon Junction and further north along Mt Alexander Road as developments of 4-10 levels have been approved or completed in a steady procession. The currently under construction 20 Napier Street was recently joined by a new planning application located at 952-960 Mt Alexander Road, at the hands of a private developer.

952-960 Mt Alexander Road looks to take advantage of its elevated position by delivering an eight level apartment block on the periphery of the Essendon Junction area, yet still having tram, train and bus and retail all within walking distance.

<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/image75ess.jpg" rel="gallery-all" title="952-960 Mt Alexander Road. Image © 11 Dimensions"><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image75ess.jpg?itok=183LTON_" title="952-960 Mt Alexander Road. Image © 11 Dimensions" width="580"></a>

<figcaption>952-960 Mt Alexander Road. Image © 11 Dimensions</figcaption></figure><h2>952-960 Mt Alexander Road summary</h2>

<ul>
<li>Site: 1,077sqm, currently a low-rise commercial buildings</li>
	<li>Proponent: Rafina Port Pty Ltd</li>
	<li>Architect: <a href="http://www.11dimensions.com.au/home">11 Dimensions</a>
</li>
	<li>8 levels at 27.4 metres</li>
	<li>58 apartments: 1x1BR/53x2BR/4x3BR</li>
	<li>63 car parks, 28 bike spaces &amp; 2 retail tenancies</li>
</ul>
<h2>Comment</h2>

The announcement signaling intent to move on development air rights above a select few Melbourne rail stations was made at the beginning of 2013, Essendon included. That nothing has been said or done publicly since says much for the speed at which bureaucracy works and for the ease in which words without context can be so easily forgotten.

Generally, established private sector developers will realise a project at a far greater speed than government could expect to, and Essendon Junction is shaping to be a prime example. Sites surrounding Essendon Station are steadily falling under the developers touch (as expected) but Essendon Station itself - the heart of Essendon Junction - is going nowhere fast.

Off the top of my head the only property development successfully delivered in recent times by VicTrack (in a development agreement with Consolidated Properties) was <a href="http://www.ikonapartments.com.au/team.php">Ikon Glen Waverley</a> which incidentally sold out in the first weekend of sales. Surely the time is now to spread that successful policy/formula elsewhere!
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Working from the outside in at Essendon Junction

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New development Vivre, a one- and two bedroom apartment complex in Essendon, has seen significant investor attention and expects owner occupiers to follow suit.
<a href="https://www.vivreessendon.com/" target="_blank">Essendon’s Vivre</a>, at 64-66 Keilor Road, from Monson Property Group, has the unusual twist of seeing 90% of the 67 apartments with something called ‘flexible’ floor plans.
Essentially, this means that buyers can re-position a moveable wall to change the size or shape of their living areas – to make a second bedroom, a study or a larger living area, for example.
Architect ClarkeHopkinsClarke has become the mastermind by the flexi-apartment concept that has seen 40% of apartments securing registrations of interest, with 25 apartments reserved, after an expressions of interest campaign was launched on Thursday.
One-bedroom properties range from $375,000 upwards, for 50 square metres. Flexi-one bedroom apartments from 50 to 55 square metres command prices from $399,000 upwards. Meanwhile, two-bedroom apartments from 57 to 72 square metres start from $480,000. Two-bedroom apartments with a study are sized from 74 square metres, at $550,000 plus. The most expensive apartment is a two-bedroom apartment with a study for $575,000.
Each includes access to a lift, and a basement car park.
Currently, <a href="/news">Essendon</a> is commanding a median unit price of $435,000, with median weekly advertised rent at $310 per week, according to RP Data.
Riveren’s Sophon En, the marketing agent for the development, said that this is a leg-up for first home buyers as the flexible floorplans allow investors to buy a one-bedroom and turn it into a two-bedroom for a greater return.
“Essendon as a suburb has strong growth potential, with recent figures showing an average median price growth of 24% for houses and apartments over the last five years.  It is a desirable place to live and ticks the boxes for infrastructure and great access to local facilities, restaurants and other amenities,” said En.
En expects that Essendon will take off with the government’s focus on the area as a growth zone.
Meanwhile, Monson Property Group’s director, Simon Mehegan, said that the name Vivre, French for ‘live’, was in reference to the flexible floor plan concept of the apartments; being somewhere to live, have living space and the capability of adapting the property to suit your lifestyle.
“It’s become common for people to buy two apartments and merge them into one for more space but this is expensive. We’re turning this concept on its head and making added space affordable,” he said.
Apartments include stone bench tops, chrome fittings, timber floorboards, stainless steel appliances and mirrored splashbacks, with similar chrome features in the tiled bathrooms.
The display suite is set to open in early May 2014, with construction to start in September 2014. March 2016 is the current date set for completion.
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jduke-EHk3XBmHkn

Investor interest surges for new Essendon apartment development, Vivre

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On Wednesday 19th March the Planning Minister Matthew Guy <a href="http://premier.vic.gov.au/media-centre/media-releases/9434-major-new-jobs-precinct-for-melbourne-s-northwest" target="_blank">announced</a> the Metropolitan Planning Authority, Moonee Valley City Council and Essendon fields are to begin working on a new framework "to guide an exciting new aviation and employment precinct in Melbourne's inner north".

According to the <a href="http://www.mpa.vic.gov.au/wp-content/uploads/2014/03/Brochure.pdf" target="_blank">brochure on MPA's site</a>, the plan will incorporate the Essendon Airport masterplan and Moonee Valley's Airport West structure plan into an overall framework which could have the capacity to create up to 25,000 jobs across aviation, technology and retail sectors.

Whilst stating "development of the precinct responds to the 20-minute neighbourhood initiative outlined in Plan Melbourne" the MPA talks up the road connectivity and mentions the #59 tram route in such a way that it's hard not to think it was merely added as a footnote.

<iframe allowfullscreen="" frameborder="0" height="315" scrolling="no" src="//www.youtube.com/embed/9bAF87hLi2U" width="100%"></iframe>

Most interestingly Matthews Avenue is set to receive a makeover and the strip located south of Airport West shopping centre fronting Matthews Avenue has been zoned Commercial 1 and 2. This will allow mixed-use development to occur in the corridor thus diversifying the precinct beyond the light industrial/wholesale trade uses that currently exist.

Whilst work is just kicking off on the plan, readers with a keen eye for detail might have noticed the flyaround in the above video depicts an upgraded Matthews Avenue still dominated with car parks fronting the street and an English street with an interesting lack of pedestrian infrastructure.

Granted it's merely a video that showcases the potential of the area, however the visuals and the language employed in the MPA-produced documentation points to a potentially worrying missed opportunity should the auto-dominated narrative in the documentation follow through to the plan eventually adopted.

Home to La Manna and other large scale retailers and aviation businesses that are synonymous with auto-centric transport access, the Metropolitan Planning Authority would be wise to fight for the plan to have a long-term view on producing good urban design outcomes with extra focus on improving pedestrian amenity and sustainable transport options.

<iframe frameborder="0" height="314" marginheight="0" marginwidth="0" scrolling="no" src="https://maps.google.com.au/maps?f=q&amp;source=embed&amp;hl=en&amp;geocode=&amp;q=Macquarie+Park,+New+South+Wales&amp;aq=0&amp;oq=Macquarie+PArk&amp;sll=-37.725973,144.890742&amp;sspn=0.015292,0.033023&amp;ie=UTF8&amp;hq=&amp;hnear=Macquarie+Park+New+South+Wales&amp;t=m&amp;layer=c&amp;cbll=-33.781585,151.123564&amp;panoid=jdaEqona-mVApALRM7O7dQ&amp;cbp=13,303.12,,0,-4.15&amp;ll=-33.786477,151.124582&amp;spn=0.022399,0.048237&amp;z=14&amp;output=svembed" width="100%"></iframe> <a href="https://maps.google.com.au/maps?f=q&amp;source=embed&amp;hl=en&amp;geocode=&amp;q=Macquarie+Park,+New+South+Wales&amp;aq=0&amp;oq=Macquarie+PArk&amp;sll=-37.725973,144.890742&amp;sspn=0.015292,0.033023&amp;ie=UTF8&amp;hq=&amp;hnear=Macquarie+Park+New+South+Wales&amp;t=m&amp;layer=c&amp;cbll=-33.781585,151.123564&amp;panoid=jdaEqona-mVApALRM7O7dQ&amp;cbp=13,303.12,,0,-4.15&amp;ll=-33.786477,151.124582&amp;spn=0.022399,0.048237&amp;z=14" style="color:#0000FF;text-align:left">View Larger Map</a>

Above is a Google Street view of Waterloo Road in Sydney's Macquarie Park. Despite two heavy rail stations on the Epping-Chatswood rail link, business precincts such as Macquarie Park still feature infrastructure and planning controls to support the automobile, robbing the streets of much pedestrian appeal.

Commercial 1 and 2 zoning and the expected dramatic increase in jobs over time will put pressure on the Tullamarine Freeway and specifically the Matthews Avenue/English street interchange and simply relying on the #59 tram won't allow employees who live to the West, East and North East of the precinct to travel to comfortably on public transport.

If Melbourne is to experiment further with decentralised and diversified employment and mixed-use precincts, we should not develop them under the false premise that the existing road network will be the dominant transport access mode.

Tomorrow a look at how we can enhance the public transport connectivity for Airport West and Essendon Airport through significant road-based public transport investment.
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