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]

Joel Robinson

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

The long-planned transformation of Brisbane's historic Shafston Estate has taken another major step, with Capella Hotel Group announced as the luxury hospitality partner behind what will become Brisbane's first branded residences.

The project, to be known as Capella Residences Brisbane, is being delivered by Verso Projects at the landmark Kangaroo Point riverfront estate, with completion targeted for 2029.

The announcement follows a series of planning changes to the project over recent years. The site was originally approved in 2023 for a 15-level, 37-apartment development designed by Rothelowman for Burgundy Group before Verso Projects took over the 10,070 sqm riverfront holding and lodged revised plans with Kerry Hill Architects to increase the development to a 25-level tower with 51 apartments.

The latest announcement confirms Capella Hotel Group will bring its branded residential offering to the project, marking just the second Capella Residences development globally after Seoul, and the group's first branded residential project in Australia.

The <a href="https://www.apartments.com.au/new-apartments/23-castlebar-street-kangaroo-point-qld-4169">Castlebar Street development</a> will centre around the restoration of the heritage-listed Shafston House, one of Brisbane's oldest residences, originally constructed in 1851 by Reverend Robert Creyke as a single-storey cottage known as Ravenscott.

<img alt="Capella" data-entity-type="file" data-entity-uuid="2b9f4ce5-638f-4d6b-8082-3ca7e4b75fca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-09%20at%207.20.41%E2%80%AFAM.png?VersionId=f7aeqsW_DzOJI4FymWb3lD8NptSfsP7q" />

Capella said the project aligns with its focus on heritage-led developments, with the Brisbane estate combining the restored historic residence with a new luxury apartment tower and hospitality-inspired resident amenities.

Residents will have access to the Capella Living Room, a concierge-led communal space inspired by the group's luxury hotels, alongside landscaped gardens, six swimming pools, wellness and recreation facilities.

The broader estate will also include two riverfront homes, a six-berth private marina, porte cochère arrival experience, secure basement parking and a new section of public riverwalk along the Brisbane River frontage.

The heritage Postal Depot Building will also be retained and repurposed as a guest house, in line with the revised development plans.

The project represents another evolution for the site, which Kerry Hill Architects previously described as a rare opportunity to restore one of Brisbane's most significant heritage estates while creating a new benchmark for apartment living.

"The Shafston Estate provides a once-in-a-generation opportunity to restore one of Brisbane's finest heritage precincts and to reinstate residential use as a unique site perched on the edge of Kangaroo Point," Kerry Hill Architects said in its Urban Context Report accompanying the planning submission.

"The project will celebrate excellence in sub-tropical residential design, setting a new benchmark for vertical living in Brisbane."

Verso Projects, which now has an $8.5 billion development pipeline spanning more than 6,000 dwellings across apartments, townhouses, retail and commercial projects, said the partnership with Capella would elevate the development beyond a traditional residential project.

"We feel honoured to be restoring Shafston Estate to its former glory, elevating it to new heights of luxury and excellence underpinned by Capella's distinctive service ethos and design philosophy, and making it a standout landmark in Brisbane," Verso Projects CEO Steve Laffey said.

"By partnering with Capella, globally recognised for its refined approach to luxury hospitality and deep respect for cultural and historical context, we will elevate this project beyond a residential offering into a world-class destination."

Capella Hotel Group President Roland Fasel said Brisbane's emergence as a global city made it the right location for the company's Australian residential debut.

"Brisbane is a city on the cusp of something remarkable, and Capella Residences is our commitment to being part of that story," Fasel said.

"The Capella residential experience is more than luxury. It is about a sense of belonging to a place with deep meaning."

Private appointments have now opened for the project, with a display suite expected to open in late 2026 ahead of the planned 2029 completion.

Capella to launch Brisbane's first branded residences at Shafston House, Kangaroo Point

Lewis Land's latest apartment release within its <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan is targeting one of the Gold Coast's fastest-growing buyer groups, with almost a third of apartments at Solis priced below $1 million.

The seven-storey building at Biggera Waters will comprise 91 apartments, including 24 one-bedroom residences starting from $778,000, a price point Lewis Land says is aimed squarely at first home buyers struggling to enter the Gold Coast market.

<img alt="Harbour Shires" data-entity-type="file" data-entity-uuid="e7486e37-22f6-4c92-b212-9b0622070b8f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-08%20at%209.09.34%E2%80%AFAM.png?VersionId=W8MJwJUCf6HkIyl_EVSksnd.QI6MZryY" />

<a href="https://www.apartments.com.au/developers/lewis-land-group">Lewis Land</a> Head of Development Michael Long said the developer deliberately allocated a significant proportion of the project to more affordable apartment types.

"First home buyers have been priced out of many parts of the Gold Coast, and we saw a clear opportunity to address this and play our part in a longer-term housing solution," Long said.

"That's why 24 of the 91 apartments being delivered at Solis have been designed and priced for the city's next generation of homeowners, quality one-bedroom apartments, half of which include an additional multipurpose room to maximise space and flexibility.

"This approach places 30 per cent of apartments in Solis under $1 million, and with close proximity to Harbour Town's future light rail extension connecting residents to the city's major employment and knowledge hubs, it's a win for buyers looking to secure their first property."

<img alt="Sores" data-entity-type="file" data-entity-uuid="550526d3-73ba-4710-9739-c5f4294a30ef" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-08%20at%209.09.29%E2%80%AFAM.png?VersionId=cQQdXHt9wS0UXwZEm5Py5bH_3kAmzyhu" />

Designed by BDA Architecture, Solis will deliver a mix of one, two and three-bedroom apartments, with residences ranging up to 232 sqm. Apartments feature generous balconies and contemporary finishes, while residents will have access to Harbour Shores' lagoon pool, clubhouse, tennis court, gym, yoga studio and sauna.

The focus on first home buyers resonated with purchaser Holly Humphreys, who said she and her boyfriend spent more than a year searching for their first property before shifting their attention from houses to apartments.

"We fell in love with the first house we bid on and got our hopes up, but after repeated knockbacks we learned not to get too attached," Humphreys said.

"We offered at the high end of price guides, but sales kept going even higher. That's where we really struggled and we needed to re-evaluate our budget and our expectations. Standalone houses were off the table, and we pivoted to apartments and townhouses."

Humphreys said it was encouraging to see developers recognising the growing demand from first home buyers.

"There's a growing number of young buyers looking to enter the market earlier because they understand that getting in now can make a real difference as prices continue to rise," she said.

"It's fantastic to see a developer recognise this and then actively take measures to deliver an apartment with us in mind."

Solis is the first development planned within the second stage of the Harbour Shores masterplan, with early works expected to commence in September 2026.

[smartcode_project_cta:default project_id=113271]

Lewis Land targets first home buyers at latest Harbour Shores release, Solis

Luxury apartment developer Abadeen has recorded $19.25 million in apartment sales across two of its Lower North Shore developments in the lead-up to the end of the financial year, headlined by the sale of a $6.75 million penthouse at <a href="https://www.apartments.com.au/buildings/koyo-crows-nest-5-rodborough-avenue-crows-nest-nsw-2065">KOYO in Crows Nest.</a>

The transactions also included the sale of a newly completed three-bedroom apartment at <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences in Cremorne</a> for $6.35 million, with the residence selling shortly after the project's first public inspections following completion.

The sales come as completed, owner-occupier-focused apartments continue to attract strong demand across Sydney's Lower North Shore, particularly from buyers looking for certainty and immediate occupancy.

The penthouse at KOYO spans 491 sqm across a single level and was designed by architect Koichi Takada. The development is one of Abadeen's flagship boutique projects in Crows Nest.

[smartcode_project:default project_id=108800 project_image_fid=370093]

Abadeen Executive Chairman and Founder Justin Brown said buyer activity lifted noticeably in the lead-up to the end of the financial year.

"We saw a clear increase in enquiry levels, inspection numbers and buyer engagement across our completed projects leading into the end of the financial year," Brown said.

"Buyers have become far more decisive over the past six months. The combination of improving confidence, limited supply and the ability to physically inspect completed residences is creating strong competition for premium apartments in the best locations."

Brown says the&nbsp;response to Park Residences following completion has been particularly strong.

"Buyers want certainty and are responding positively to the opportunity to walk through a finished product, inspect the quality firsthand and move in immediately," Brown suggested.

"Projects such as Park Residences and KOYO demonstrate that when the product is exceptional and the location is irreplaceable, buyers are prepared to act quickly."

[smartcode_project:default project_id=114246 project_image_fid=370116]

Abadeen CEO Joe Tack said quality continued to differentiate projects in the current market.

"Today's buyers are incredibly discerning," Tack said.

"They are seeking larger floorplans, premium finishes, walkability, lifestyle amenity and confidence in the developer delivering the project. Well-designed boutique developments continue to outperform because they offer something genuinely difficult to replace.

"The enquiry we are seeing across our completed and recently completed Lower North Shore portfolio is very encouraging, and we expect this momentum to continue into spring."

The sales follow increased enquiry across Abadeen's Lower North Shore portfolio which also includes <a href="https://www.apartments.com.au/buildings/northcote-collective-naremburn-2-northcote-street-naremburn-nsw-2065">Northcote Collective in Naremburn</a> which also completed recently.

KOYO penthouse headlines Abadeen's $19.25 million EOFY sales flurry

Fishermans Bend

<html><body>
The headline for this article references a comment by a planning aficionado last week along the lines of many people are entitled to, and do have their say, but at the end of the day "there still needs to be a bus driver." This was in reference to the malaise of municipal councils north of the Murray and the friction generated from those councils not necessarily heading in a common direction, or advancing their agendas without an overarching plan and/or vision that a body such as a State Government would provide.

Different context yes, but the rumblings of late surrounding Fishermans Bend leads me to draw some parallels with what is occurring north of the border.

As many readers are aware Fishermans Bend reached a critical juncture last week when it was announced that a handful of the dozens of towers slated for the precinct gained approval. Notable in that these towers are the first large-scale developments given a green light for the Urban Renewal Area, whereas previous approvals were of a low-rise nature.

Encircling the raft of approvals was an almost pall of commentary, bemoaning all things Fishermans Bend. Examples include:

<ul>
<li><a href="http://www.heraldsun.com.au/leader/central/port-phillip-mayor-slams-state-governments-tall-towers-plan-for-fishermans-bend/story-fngnvlpt-1227049190768">Port Phillip Major slams State Goverenments's tall towers plan for Fishermans Bend</a></li>
	<li><a href="http://www.onlineopinion.com.au/view.asp?article=16609&amp;page=0">IBAC, the development industry and Australia's newest planning disaster</a></li>
	<li><a href="http://www.heraldsun.com.au/leader/central/back-to-the-drawing-board-on-fishermans-bend-says-labor-mp-foley/story-fngnvlpt-1227045238416">Back to the drawing board on Fishermans Bend says Labor MP Foley</a></li>
</ul>
Add to this the questionable assertions as outlined in this article entitled "<a href="http://www.theage.com.au/victoria/a-tall-order-as-melbourne-city-council-seeks-to-reclaim-skyscraper-approval-powers-20140901-10b3j7">A tall order as Melbourne City Council seeks to reclaim skyscraper approval powers</a>." Current Planning Minister Matthew Guy is derided for approving too many planning applications as if he in some way is responsible for instigating the mass of current applications; last time I checked developers lodge planning applications where and when they see fit.

<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/tip_ny_0414_03.jpg" rel="gallery-all" title="The metaphorical Fishermans Bend bus - everyone's lining up to take a shot. Image courtesy Time"><img alt="" class="image-article-full-width-580px" height="384" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/tip_ny_0414_03.jpg?itok=WWLOAikw" title="The metaphorical Fishermans Bend bus - everyone's lining up to take a shot. Image courtesy Time" width="580"></a>

<figcaption>The metaphorical Fishermans Bend bus in the eyes of some. Image courtesy Time</figcaption></figure>So it seems all and sundry are lining up to slag Fishermans Bend prior to the commencement of works, with a multitude of opinions thrown into the public sphere. There's nothing wrong with that of course but one of the critical questions has already been answered by Labor leader Daniel Andrews should Labor triumph in the upcoming State election.

Whilst displeased with certain aspects of the Fishermans Bend planning process to date, Labor "<a href="http://www.heraldsun.com.au/news/victoria-state-election-2014/opposition-leader-daniel-andrews-backs-fishermans-bend-redevelopment-with-some-concerns/story-fnocxssc-1227040443256?nk=9805beb53b5578634c400a400d5ce3e6">will not ditch the master plan if it wins office</a>." Having been ardent critics to date, Daniel Andrews' comment suggests that Labor also at a State level understands the vital nature of Fishermans Bend, particularly as an economic driver into the future.

It also gives the impression that someone will be 'driving the Fishermans Bend bus' post election, regardless of who wins.

So big picture thinking seemingly assured, what is the pertinent criticism of Fishermans Bend that puts other mediocre arguments surrounding the precinct to shame? The Urban Renewal Area absolutely needs a coherent and cohesive structure plan beyond what has already been put forward.

I consider tower height near on obsolete in the current Fishermans Bend argument; whether a tower is 20 or 40 levels is to my way of thinking near inconsequential compared to what occurs at street level which is absolutely paramount. Consider Southbank and Docklands whose common failings revolve around what occurs (or more accurately what doesn't occur) at street level. Tall or short buildings aside, if the public realm doesn't work it's almost inconceivable that anything else will.

Post election the party of the day needs to place Fishermans Bend's transport and public realm considerations at the fore. Provide clarity as to the location of light and heavy rail options, implement an area-wide ground level landscape plan, nominate specific sites for what will become necessary community infrastructure and ensure the street level activation of all buildings for the area. Granted much of this has been done to a degree, but half-arsed attempts lead to poor outcomes.

It's about getting the fundamentals right, and getting them right sooner rather than later (hello Docklands!)

Regardless of who wins the upcoming election, Fishermans Bend's structure plan, transport blueprint and urban principles need to be enshrined prior to works commencing. Is this a case of easier said than done? Once the Urban Renewal Area stops being used as a political football, I think not.
</body></html>

silvermb

Who's driving the Fishermans Bend bus beyond the upcoming election?

<html><body>
In light of last week's <a href="/news/fishermans-bend-strategic-framework-plan-released" target="_blank">Fishermans Bend revised structure plan announcement</a>, it seemed an opportune time to meander through Montague Precinct, more specifically the area east of Montague Street and north of City Road.

This particular slice of Montague Precinct is home to the majority of current planning applications for the Urban Renewal Area, all of which are high-rise in nature. Expected to be a showcase of contemporary urban design, the area currently has little by way of urban character save for the odd structure worthy of retention.

<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_7580.jpg" rel="gallery-all" title="Remarkably wide roads present an opportunity "><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_7580.jpg?itok=qxaGsJes" title="Remarkably wide roads present an opportunity " width="580"></a>

<figcaption>Remarkably wide roads present an opportunity</figcaption></figure>More than any other factor, the existing road infrastructure became immediately noticeable. Immensely wide roads that seemingly carry comparatively little road traffic.

Could it be that in the existing road network lies the key to avoiding some of the blunders of Docklands? This road network to my way of thinking provides much scope and opportunity to create a cohesive precinct-wide landscape and pedestrian plan, prior to the first tower even gaining approval.

By doing so, Montague Precinct could avoid the haphazard nature of Docklands in terms of road network, urban experience and dotted development which has led to the general malaise surrounding the precinct.

Regardless, enjoy the images below, for the most taken on a quiet Sunday morning.
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What Montague Precinct currently has to offer

<html><body>
After the release of the draft Fishermans Bend vision in September 2013, on Monday (28/07/14) the Planning Minister, Matthew Guy, announced the approval of the Fishermans Bend Strategic Framework Plan (FBSFP).

This will be the primary development guide throughout the four different Fishermans Bend precincts, which will eventually double the size of central Melbourne. Regular readers of Apartments.com.au will be aware of the many different proposals that have already been lodged with the Minister's department (<a href="/developments" target="_blank">we have 14 of them on our Project Database</a>) and in a press release Matthew Guy said:

<blockquote>
Development of Fishermans Bend is a 40-year project but I have approved a limited number of permit applications that will allow some construction to start in the near future. Developers will be required to make financial contributions towards new infrastructure as part of their permit conditions.

Permit applications for land within the precinct would be assessed in the context of the Fishermans Bend SFP. The Metropolitan Planning Authority, which prepared the plan, will become the Responsible Authority for the precinct.
</blockquote>

From October 1 the Metropolitan Planning Authority (MPA) will become the responsible authority for the receipt and determination of planning permits in the <a href="http://www.mpa.vic.gov.au/fishermansbendsfp" target="_blank">Fishermans Bend Urban Renewal Area</a>.

<blockquote>
Applicants are advised to liaise directly with the Central Cities unit of Planning Statutory Services in the Department of Transport, Planning and Local Infrastructure (DTPLI) about all current planning permit applications in Fishermans Bend.

Transitional arrangements ahead of 1 October 2014 will be agreed between prospective applicants, DTPLI and the MPA to determine the best course of action for forthcoming applications. The MPA will coordinate this transition.
</blockquote>

Click any of the images for a full-screen view.

<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/fish_bend_preferred_heights.jpg" rel="gallery-all" title="Preferred heights from the Fishermans Bend Strategic Framework Plan - image © MPA"><img alt="" class="image-article-full-width-580px" height="360" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/fish_bend_preferred_heights.jpg?itok=7iBySKtg" title="Preferred heights from the Fishermans Bend Strategic Framework Plan - image © MPA" width="580"></a>

<figcaption>Preferred heights from the Fishermans Bend Strategic Framework Plan - image © MPA</figcaption></figure>The current concentration of planning applications is overwhelmingly centred in the Montague precinct and as shown above, Montague is the area with the most diverse range of preferred discretionary height limits. In amongst the various maps throughout the document suite, Montague is shaded with a "rail investigation area" which correlates with the current Government's recent announcement to route the Melbourne Rail Link through the precinct.

Much of the sustainable transport vision from the Fishermans Bend Draft has been carried over to the FBSFP with Plummer and Fennell Streets forming a high-frequency transit corridor however one key feature has not been carried over: the 'potential future station' in Wirraway (<a href="http://www.portphillip.vic.gov.au/Draft_Vision.pdf" target="_blank">page 39</a> of the draft). The FBSFB outlines a comprehensive network of trams and buses providing the main motorised sustainable transport services and the omission of the "Potential Future Station" in Wirraway originally seen in the draft vision raises questions on how much the PTV heavy rail plan has changed.

<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/fish_bend_sustainable_transport_1.jpg" rel="gallery-all" title="Sustainable Transport from the Fishermans Bend Strategic Framework Plan - image © MPA"><img alt="" class="image-article-full-width-580px" height="348" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/fish_bend_sustainable_transport_1.jpg?itok=IqAF7fvJ" title="Sustainable Transport from the Fishermans Bend Strategic Framework Plan - image © MPA" width="580"></a>

<figcaption>Sustainable Transport from the Fishermans Bend Strategic Framework Plan - image © MPA</figcaption></figure>One aspect of the draft vision which may have been overlooked and now is quite prominent in the FBSFP (it is key element number 1) is the new street network envisioned for the Sandridge and Wirraway precincts. As the map below indicates, many existing streets and main roads through the entire renewal area will continue to function much as they do now (with a few exceptions such as the extra reservation for widened Plummer/Fennell Streets), however a new grid looks set to form on land that may currently have another use.

Land bankers beware?

<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/fish_bend_civic_new_streets1.jpg" rel="gallery-all" title="New grid layout from the Fishermans Bend Strategic Framework Plan - image © MPA"><img alt="" class="image-article-full-width-580px" height="359" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/fish_bend_civic_new_streets1.jpg?itok=-mVuNBBJ" title="New grid layout from the Fishermans Bend Strategic Framework Plan - image © MPA" width="580"></a>

<figcaption>New grid layout from the Fishermans Bend Strategic Framework Plan - image © MPA</figcaption></figure>Affordable housing does get a small mention in the land use considerations "affordable housing, including housing managed by Registered Housing Associations, will be strongly encouraged in Fishermans Bend to provide a diverse range of people with access to central city jobs, services and infrastructure. Flexible application of development contributions can be used to encourage affordable housing (see Design Guidance for further details)".

And the Design Guidance states under point 2.5 "Guideline 1: Most developments (over 20 dwellings) are expected to be designed to incorporate a mix of land uses and a diversity of residential typologies and dwelling sizes. Larger developments (over 200 dwellings) should consider including an affordable housing component".

Take from that what you will.

<iframe allowfullscreen="" frameborder="0" height="315" scrolling="no" src="//www.youtube.com/embed/5uR2nZo9TyA" width="100%"></iframe>

Click to view the FBSFP document suite on the <a href="http://www.mpa.vic.gov.au/fishermansbendsfp" target="_blank">MPA's website</a>. Confused about precinct names? The Department of Transport, Planning and Local Infrastructure has a map on its <a href="http://www.dpcd.vic.gov.au/planning/projects-and-programs/fishermans-bend-urban-renewal-project" target="_blank">website</a>.

The Planning Minister's media release in full:

<iframe class="scribd_iframe_embed" data-aspect-ratio="0.7066666666666667" data-auto-height="false" frameborder="0" height="600" id="doc_11661" scrolling="no" src="//www.scribd.com/embeds/235249292/content?start_page=1&amp;view_mode=scroll&amp;access_key=key-haJXOICrfa6WFKNwl9Kn&amp;show_recommendations=true" width="100%"></iframe>
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Alastair Taylor

Fishermans Bend Strategic Framework Plan released

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Community turned advocacy group <a href="https://www.facebook.com/FishermansBendUrbanRenewal" target="_blank">Fishermans Bend Network</a> recently released a detailed discussion piece on the progress of Fishermans Bend. Central to the report are four guiding principles devised by the network in order to facilitate a quality outcome for the urban renewal area:

<ol>
<li>Governance structures able to deliver the vision, the expertise and the processes needed to generate a real and robust city</li>
	<li>A funding model and funding mechanisms able to direct government and private funding to securing the early provision of the environmental, transport and community infrastructure needed to generate a well-planned city</li>
	<li>A commitment to recognise best-practise urban design principles for producing a genuinely liveable, sustainable, diverse and vibrant city</li>
	<li>A comprehensive implementation plan that closes the widening gap between the government’s stated visions and their likely delivery on the ground</li>
</ol>
What immediately jumped off the screen is this quote provided by Fishermans Bend Network:

<blockquote>
Reports are circulating that the Minister and /or the MPA is proposing to approve all of the applications on his desk - in total 34 towers, all within the Montague area, which has no infrastructure (currently or budgeted for future development) to support these developments.
<cite><a href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/fbn_email.png" target="_blank">Fishermans Bend Network e-mail, 2014-05-25</a></cite>
</blockquote>

Would this not be akin to the cat jumping out of the bag and opening Pandora's box in order to get to the can of worms? If the above proves to be true the public discussion following will be well worth following. Nonetheless issues have arisen with certain areas of Montague and the inability of developers to gain a return on investment due to prohibitive preliminary height limits, or so it has been reported widely.

A likely outcome would see Lorimer Precinct remain free of height limits, while Mongague Precinct and Sandridge Precinct (to Boundary Street) would have their preliminary structure plans augmented to allow far higher density outcomes. In this the majority of Fishermans Bend would remain low and medium-rise while at the same time appeasing the array of local developers who have to date submitted planning applications.

<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/Image2fbmap.jpg" rel="gallery-all" title="Image © Fishermans Bend Network"><img alt="" class="image-article-full-width-580px" height="307" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image2fbmap.jpg?itok=Z4Xv8eUu" title="Image © Fishermans Bend Network" width="580"></a>

The map above (provided by Fishermans Bend Network) highlights approved small scale and high-rise developments principally within the Montague precinct.

In addition, ten residential towers had been submitted for approval within Lorimer Precinct, while an earlier proposal at <a href="/new-apartments/125-133-thistlethwaite-street-south-melbourne" target="_blank">125-133 Thistlethwaite Street</a> had been withdrawn, pending the final structure plan which will be delivered by Planning Minister Matthew Guy shortly.

Read more in Fishermans Bend Network's report: <a href="http://www.capp.org.au/library/FBN_0514_Report.pdf" target="_blank">'A cleverly densified inner city?'</a>. To provide context, the images below were created by Laurence Dragomir - featuring Montague precinct's envisaged skyline - created for Melbourne Knowledge Week 2013.
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All Fishermans Bend proposals headed for mass approval?

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Fishermans Bend has attracted a lot of interest in recent days, particularly in forums such as Apartments.com.au. A recent announcement by the Victorian Government has seen the previous alignment of the <a href="/news/a-closer-look-at-the-latest-round-of-melbourne-metro-station-designs">Melbourne Rail Link</a> changed in order to bring a train station to the urban renewal area, apparently with construction starting in 2017. But planning for such a huge redevelopment area, particularly with regards to transport, is a mammoth task.

How can its proximity to the CBD and potential to house thousands of people be used to maximum advantage so that it is a suburb of pedestrians, cyclists and public transport users, rather than adding more cars onto inner Melbourne's already busy roads? How can transport infrastructure be staged so that it is ready to use as the first residents and workers move in? How can the planning of the area help by reducing the need for residents to travel outside it for their everyday needs, and by making walking and cycling attractive alternatives to the car?

As part of a University of Melbourne research project, I will be travelling over the next weeks to Zurich and Munich. I'll be looking at how urban renewal or redevelopment areas have been planned to get the transport right from the start, and to avoid car dependency as we've seen in too many of Melbourne's growth areas.

This post is the first in a short series on Apartments.com.au about how the planning of transport for Fishermans Bend could be informed by ideas from other cities. While the research project above is focusing on Zurich and Munich, I'll also be travelling to Amsterdam and London, and will share my observations and experiences of those cities and how we can learn from them.

<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/Screen%20Shot%202014-05-24%20at%208.13.01%20am.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Screen%20Shot%202014-05-24%20at%208.13.01%20am.jpg?itok=vLPPqhjf"></a>

So what kinds of ideas might we use? My preliminary research has looked at Munich, and a redevelopment of the city's old airport in particular - an area called Messestadt Riem. From what I've gathered so far, Munich seems to have quite a few planning ideas in common with us here in Melbourne (I say here, but I'm writing this from Zurich Airport). The concept of the polycentric city is one we share, but one that appears to have been implemented more successfully in Munich (above). In addition, while Munich has grown outwards over the decades, this has largely been contained along the existing S-Bahn (commuter rail) lines and with green belts separating non-contiguous areas of development, meaning that public transport is more easily able to be delivered to new residential areas.

Messestadt Riem also functions as a decent comparison to Fishermans Bend - they are both around the same size, both close to the central city (Riem is about 7km from the city centre, somewhat further than Fishermans Bend) and both large brownfield redevelopment areas intended to house a large number of residents and jobs. The planning for Messestadt Riem's redevelopment was already underway when the airport that used to occupy it closed in 1992. A private consortium was selected by tender to develop the area, including things like community infrastructure, and an U-Bahn (subway) line was extended to the area in 1999, the same year the first residents moved in.

<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/Screen%20Shot%202014-05-24%20at%208.13.28%20am.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Screen%20Shot%202014-05-24%20at%208.13.28%20am.png?itok=nyGiX4sl"></a>

About half of the area is green open space, with dwellings (apartment buildings of about five storeys) located in a contained area close to the train line. With two stations servicing the area, no dwelling is more than a 10 minute walk from a station, and there is even a feeder bus which services the area (above). There are a number of factors encouraging cycling and walking, such as 30km/h speed limits in residential areas, and shared paths and bike lanes (below). There are a large number of jobs within the area, as well as schools, childcare, shops and other services, meaning there is less need to travel far for these everyday needs.

<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/Screen%20Shot%202014-05-24%20at%208.13.39%20am.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Screen%20Shot%202014-05-24%20at%208.13.39%20am.png?itok=ZbEScp4U"></a>

Messestadt Riem seems to be ticking the boxes, and apparently an example we can use to inform the planning of Fishermans Bend so we get important things like transport right from the beginning. But it's difficult to tell exactly how much of a success it is from across the world, and difficult to determine actual outcomes from documents written by governments or developers.

Over the next four weeks, I will be travelling in <a href="/news/lessons-for-fishermans-bend-zurich">Zürich</a>, <a href="/news/lessons-for-fishermans-bend-munich">Munich</a>, Amsterdam and London, observing the integrated planning of land use and transport, and trying to figure out how ideas from these cities could be applied to the planning of Fishermans Bend. Stay tuned on Apartments.com.au to see what I find!
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apsheko

International lessons for Fishermans Bend

<html><body>
60-82 Johnston Street South Melbourne was <a href="/news/fishermans-bends-tallest-proposal-unveiled" target="_blank">reported on</a> by Apartments.com.au during August last year and at the time we thought it to be Fishermans Bend's tallest proposed development. Indeed dual 181 metre residential towers headline the massive development, which is in excess of City of Port Phillip's <a href="http://www.portphillip.vic.gov.au/en/montague-precinct-structure-plan.htm" target="_blank">Montague Precinct Structure Plan</a> preferred height of 100m.

Final planning approval lies with the State Government however and as this project falls within an area of no prescribed height limit, it's considered to meet the State's <a href="http://www.portphillip.vic.gov.au/Draft_Vision.pdf" target="_blank">Urban Renewal Area Draft Vision</a>. Therefore City of Port Phillip's planning department earlier in the year handed down their decision on the project.

<blockquote>
It is recommended that Council advise the Minister for Planning that it supports the application in principle and that, in the event that the Minister determines to grant a permit for this application, some refinements are necessary and further details need to be provided in relation to dwelling ratios, car parking, building heights and setbacks, sustainable design, pedestrian paths, landscaping and bicycle parking.
</blockquote>

<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Image5_23.jpg" rel="gallery-all" title="Hero perspective. Image © Rothe Lowman"><img alt="" class="image-article-full-width-580px" height="631" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image5_23.jpg?itok=JJhYXQzJ" title="Hero perspective. Image © Rothe Lowman" width="580"></a>

<h2>Project Overview</h2>

<ul>
<li>Developer - MAXVIC (Vicland Property Group &amp; Maxcon)</li>
	<li>Builder - Maxcon</li>
	<li>Architect - Rothe Lowman</li>
	<li>Applicant/consultancy - Meinhardt</li>
	<li>Two 54L towers at 181m. One 28L tower at 95m. One 22L tower at 76m</li>
	<li>1600 apartments, 1067 car spaces, 51 motorcycle spaces and 500 bicycle spaces</li>
	<li>1,682.4 m2 of retail floorspace, 18 two-storey home-office apartments</li>
	<li>1,785.9 m² of community "Village Hall' facilities and a Supermarket at ground level</li>
</ul>
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Image4_27.jpg" rel="gallery-all" title="Flowing lines of the podium. Image © Rothe Lowman"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image4_27.jpg?itok=obBgcaf3" title="Flowing lines of thye podium. Image © Rothe Lowman" width="580"></a>

<h2>COPP Amendments</h2>

Amongst the list of requested amendments, COPP planners have included the following:

<ul>
<li>Deletion of the Village Hall.</li>
	<li>Reduce the number of car parking spaces for residents to 0.5 spaces per dwelling</li>
	<li>Significantly decrease the percentage of single bedroom dwellings and significantly increase the percentage of three or more bedroom dwellings</li>
	<li>Specify and accommodate affordable (social) housing. Universally accessible dwellings suitable for persons with limited mobility, and adaptable dwellings.</li>
	<li>Expand the public realm at street level to create open space to adequately provide for pedestrian and bicycle movement, seating, landscape treatment, and passive recreational opportunity.</li>
	<li>Provide an Urban Art contribution</li>
	<li>Relocate bicycle facilities to ground level and increase the bicycle parking ratio in accordance with the Interim Fishermans Bend Design Guidelines</li>
	<li>Provide a car share scheme on the site.</li>
</ul>
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Image6_18.jpg" rel="gallery-all" title="Landscape plan. Image © ASPECT Studios"><img alt="" class="image-article-full-width-580px" height="457" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image6_18.jpg?itok=6VsoWK-G" title="Landscape plan. Image © ASPECT Studios" width="580"></a>

<h2>Activated Podium</h2>

Images show the project's lower levels to be of the highest calibre. Whilst Rothe Lowman have designed a flowing structure that speaks well with its surrounds, ASPECT Studios have incorporated greenery over every level culminating in a multifaceted rooftop communal garden.

The result is a stunning podium design that is flowing, interesting, undulating and heavily activated over the initial few levels. If this podium quality is replicated elsewhere in Fishermans Bend, it will be one important step (albeit just one) in ensuring the built form environment is a quantum leap ahead of many parts of Docklands.

Those behind 60-82 Johnston Street, like all other Fishermans Bend development proponents have yet to learn the fate of their projects, as the State Government readies final structure plans for the area.
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COPP's take on Fishermans Bend's tallest proposal

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Time to gaze into the crystal ball after <a href="/news/victorian-government-announces-suite-of-super-tuesday-approvals">yesterday's announcements concerning 'Super Tuesday'</a>; or the approval of five residential towers through inner Melbourne.

Reading over the press release, much could be derived from the short few paragraphs which were provided. Here's my interpretation:

<h2>Backyard Blitz</h2>

Yesterday's release made reference to Plan Melbourne and reformed residential zones which protect established suburbs from high rise development.

I can't help but think that the certain council's implementation of this policy has left a few noses out of place on a state level. Expect some further announcements on this topic in coming weeks.

<h2>Having a bender</h2>

<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/art-ipad2310fishermansBend_729-620x349.jpg" rel="gallery-all" title="Image courtesy of The Age."><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/art-ipad2310fishermansBend_729-620x349.jpg?itok=vbZuZ97W" title="Image courtesy of The Age." width="580"></a>

The first glimpse of justifying relaxed heights limits for Fishermans Bend may have been contained in yesterday's press release. "Melburnians have made it clear that they want their suburbs protected from high-rise apartment development. To achieve this we're delivering density in defined locations like Melbourne's CBD and Docklands - not in our quiet suburban streets."

Prediction: the above coupled with strong population growth will form the nucleus of the argument to relax height limits in Fishermans Bend. 40 level towers in four level zones may not eventuate, nor will they stay at 4 levels either.

<h2>Western World</h2>

<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/254444-cbd.jpg" rel="gallery-all" title="Image courtesy of the Herald Sun."><img alt="" class="image-article-full-width-580px" height="327" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/254444-cbd.jpg?itok=xqrFzwGp" title="Image courtesy of the Herald Sun." width="580"></a>

If one development epitomises the change in decision-makers stance toward high-rise living it just might be 420 Spencer Street. The best part of eight years ago a squat development was proposed for the site, drawing disgust from local residents. Fast forward to yesterday's announcement and a 38 level, 131 metre tower with 438 apartments gains approval.

It sets a precedent for projects such as <a href="/buildings/melbourne-village-377-spencer-street-west-melbourne" target="_blank">371 Spencer Street</a> nearby which are of a similar height. Will West Melbourne/Dudley become the next Southbank? Yes it will.

<h2>Super CBD</h2>

Unless it's proposed around the Parliament precinct, it'll likely to receive planning approval and at a substantial height. The suburbs are safeguarded but tall towers within Melbourne's CBD will become all the more common.

Good, bad or otherwise, the change and the rate at which it occurs for Melbourne's CBD over the next decade will be immense with at least a tripling of the number of 200 metre plus towers in the big smoke. Prediction: welcome to mega Melbourne.
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Ramifications of 'Super Tuesday'

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When the Wall came down, thousands cheered as the bulldozers moved in. Millions more tuned in on their televisions to watch this once in a lifetime event. The Wall had divided the city in two for years, leaving it to develop almost completely different cultures.

People would stop and try to peer through the cracks, trying to remember what a unified city was like. Finally, that time was coming to an end. The population would finally remember how the other half lived; long lost relatives would be reunited with much emotion.

It was the pressure of these long awaited scenarios that made the leader sweat profusely as he stepped forward towards the podium to make an announcement that everyone was so desperately wanting to hear.

"The Melbourne Metro is complete! The Great Wall of Swanston St can come down!"

Mass hysteria ensures, as the crowd cheer as loudly as they've never cheered before. Crying true tears of joy, they have their street back.

<img alt="" height="332" src="/sites/urbanmelbourne.info/files/pictures/article-images/berlin-wall-coming-down.jpeg?itok=EgmTqJAw" width="405">

Denis Napthine's comparison of the Metro tunnel's planned Swanston St works to the Berlin Wall are nothing short of absurd, and ranks amongst the worst excuses to not upgrade public transport this state has seen. Hardly surprising, given he has only ever given tacit support of the project, through clenched teeth like a kid telling his mum how much he loves Brussels sprouts.

The Premier even tried telling us that Tony Abbott had softened his stance on funding the Metro, only to be immediately rebuffed and told he had no such intentions of funding any urban rail project, anywhere. "Roads are a sign of progress" Abbott reiterated, a view talked about in great detail in his conservative manifesto, Battlelines.

The 1950s rang, they want their infrastructure policy back.

Of course, this most backwards of philosophies has helped Napthine push his favourite barrow, the East West Link. Thinking that people would jump for joy at the announcement of another freeway, he wrongly assumed that the Melbourne Metro project would have disappeared into the background never to be spoken of again, just like the <a href="https://en.wikipedia.org/wiki/Multifunction_Polis">Multifunction Polis</a> and the <a href="/news/grollo-tower-one-mans-vision-unrealised">Grollo Tower</a> before it.

But, shock horror, it turns out Abbott isn't the messiah, and his philosophy is completely outdated. Those pesky voters want a functional public transport system after all! With internal polling showing the current Spring Street Government in real trouble in November, an ever increasingly desperate Napthine resorted to relentlessly beating the Metro with a stick, in the hope that if he could scare enough people away from it.

It sounds like a plot from a bad stalker movie.

And so here we are: Swanston St will be the new Berlin Wall. The Metro was first mooted back in 2005, with the previous Labor Federal government setting aside funding for it in last year's May budget. So despite years of research and planning, Denis Napthine has suddenly come to the realisation that the route is all wrong, and that we need to start all over again. Six months out from an election, no less! Phew, lucky we have Denis to save us from impending disaster.

So is there method to this madness? Let's analyse the three options:

<h2>The Russell St Option</h2>

Basically the same as the original route, except rather go from Melbourne Central, under Swanston St to Flinders St Station and then under the Yarra to Domain, it runs under Russell St instead, with new stations on the corner of Russell and Latrobe, and Russell and Flinders.

This would still require mass disruption along Russell St, but admittedly it doesn't have the same foot or tram traffic of Swanston St. While this would be a positive, there is one major drawback. The Metro is meant to achieve three major outcomes: greater frequency of trains, greater reliability through decoupling of lines, and greater connectivity between lines.

A Russell Street route would inevitably require passengers to walk a whole city block to catch a connecting train. Not only is this a huge inconvenience (especially for the disabled and elderly) it would pose a further challenge in having to build an underground walkway to connect them.

In a day and age where we are bending over backwards to make using public transport easier, this is a definite no-no.

<h2>The Fishermans Bend Option</h2>

This is the option thrown up by Napthine as the preferred alternative - moving it west. Given the Premier has released little information about the actual path I assume the route would utilise existing track to Southern Cross, then run under the river with stops at Fishermans Bend and Port Melbourne before joining the original route at Domain.

Given the government had previously failed to promise to build a station in Fishermans Bend until after most of the housing was built, this would be a step forward. However the main benefit of this option is meant to be a much reduced cost owing to avoiding the CBD, which logic would dictate the opposite would be true given the potentially longer tunneling required. The tunnel would still need to go under the Yarra, at quite a considerable depth.

Secondly, as no part of this route runs directly under the path of a road, it would almost certainly mean that none of it could be built cut and cover. So how exactly would this route be cheaper? That's not even taking into account the cost of all the planning which would have to start again from scratch.

To top it off, it doesn't even run through the part of the city which would likely attract the most passengers. A conceivable by-product of the project would be to help alleviate tram overcrowding along St Kilda Rd/Swantston St, not add to it!

<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/Metro-Port-Melb-route.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="369" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Metro-Port-Melb-route.jpg?itok=P-m2Cs1h" width="580"></a>

<h2>The Swanston St Option</h2>

And that brings us back to the original plan. First officially announced in 2008 as a result of the Eddington report, the tunnel was originally meant to run from Footscray to South Yarra, before being respectfully pruned to a South Kensington to Domain route. Its proposed stations were strategically placed:

<ol>
<li>Arden - The site of future urban renewal.</li>
	<li>Parkville - Situated right at the junction of the hospital precinct and Melbourne University, this would conceivably become one of the busiest stations in the network.</li>
	<li>CBD North/CBD South. Critical interchange points with the two busiest stations in Melbourne, allowing passengers to change onto every other line. Note to the station naming gods - please let common sense prevail and make these stations additional platforms of Melbourne Central and Flinders St, rather than calling them something else so that no one makes the connection that they are actually on top of each other!</li>
	<li>Domain - Major tram interchange and gateway to the St Kilda Rd business and residential precinct.</li>
</ol>
<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/Melb-Metro-route.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="390" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Melb-Metro-route.jpg?itok=uANOy5yT" width="580"></a>

And this is only the first part of the PTV heavy rail plan. The second proposed tunnel, running Clifton Hill-Parkville-Flagstaff-Southern Cross-Fishermans Bend, will add some much needed extra capacity to the South Morang Line, a line which currently terminates in one of the largest growth areas in Australia.

In turn, this would free up capacity on the Clifton Hill-Flinders St section, allowing the possible future addition of a line to Doncaster. At the other end of the line, the whole of Fishermans Bend could be serviced, rather than just the northern precincts as proposed by Napthine, which misses the section with the highest planned density: Wirraway.

The route has undergone much rigorous analysing. First proposed in an independent report, it's backed by PTV, Infrastructure Australia and many transport experts and advocates. Almost all of the planning has been done, with IA labeling it 'Ready to proceed'. Napthine is well aware of this, and up until now has been one of those supporters, at least in theory.

Yet, despite 3 years of government, it has taken him until now to realise the route is all wrong, and needs to be thrown out with the garbage. Rather spending his energy on sourcing some funding, he has shown it petty regard, foolishly implementing deliberate time wasting strategies like a new name (Metro Rail Capacity Project) and proposing alternative routes that are painfully inferior. All in a naive attempt to garner support for the real apple of his eye - The East West Tunnel.

Reality check Mr Napthine - you can't make people buy a Ford by teaching them to hate Holden!

Much has been made of ripping up Swanston St, but does it even need to be built cut and cover? More importantly, can it be? Given Melbourne Central station was built cut and cover itself, wont the metro have to go underneath it anyway? The same at the Flinders St end - won't it have to go fairly deep to tunnel under the Yarra? This argument seems to be yet another red herring in a long list of excuses not to build it.

Political agendas aside, Victoria will be poorer for not building the Melbourne Metro in its current form. Public transport patronage has increased dramatically over the last 15 years, and we face decades of crush capacity if we don't address it correctly now. We only get one chance at this - it's not like we can rip up a tunnel if we get it wrong.

To loosely quote Pink Floyd, every delay, every loony alternative, every excuse, is just another brick in the political wall.
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TheHeadOnTheDoor

Go West - Should We Move The Melbourne Metro Tunnel?

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Drawing parallels to Monty Python's character The Black Knight, it seems some developments just don't know how to give up. 57-61 City Road fits the bill as the developer is seeking altered planning approval once more, after first surfacing during 2010.

Following a drawn out approvals process in which Melbourne City Council ultimately rejected the tower in its presented form, the proponents of the time took the application to VCAT for a more palatable outcome. Consequently at the behest of VCAT, an order was issued to Melbourne City Council mandating approval for the intended tower during April 2011.

As is generally the way with first time developers, the site was listed for sale thereafter with a reported asking price of near $12 million for site and endorsed plans.

<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/Image1_1.jpg" rel="gallery-all" title="57-61 City Road. Image © Artisan Architects"><img alt="" class="image-article-full-width-580px" height="295" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image1_1.jpg?itok=5vSyOq76" title="57-61 City Road. Image © Artisan Architects" width="580"></a>

<figcaption>57-61 City Road. Image © Artisan Architects</figcaption></figure><h2>The proposal</h2>

Currently Artisan Architects website carries the following description of 57-61 City Road:

<blockquote>
The design of this new 37 level building of 246 Apartments and 110 car spaces was inspired by its context and its intended users. The building presents itself as a series of “boxes of technology”, giving this striking tower a unique presence in its urban context. Along with many ESD initiatives, the planning of this new tower also takes advantage of its long vista back to the Yarra River and Flinders Street Station.
<cite><a href="http://www.artisanarchitects.com.au/">Artisan Architects</a></cite>
</blockquote>

Artisan Architects along with client Tapil Pty Ltd submitted the revised planning documents late 2013, which essentially carries the same design externally, yet with a number of changes to the podium's internal configuration. Chief amongst these is the deletion of traditional ramped car parking access in favour of a dual car lift system. Consequently the improved access now sees 115 car parks included with access via Fawkner Street, nestled behind City Road.

The revised scheme still expects a yield of 246 apartments, split equally between one and two bedroom apartments. Office space of 120 square metres is also included within the podium while a total of 210 square metres of retail space is spread over the ground floor.

<h2>Key design initatives</h2>

As with most contemporary residential planning applications, sustainability initiatives play an ever increasing role in project viability/marketability/livability etc. Key design initiatives included within 57-61 City Road as outlined by engineering consultancy firm <a href="http://www.adpconsulting.com.au/">ADP Consulting</a> include:

<ul>
<li>An average apartment energy rating of at least 6.0 stars for the development</li>
	<li>Natural ventilation to all apartments</li>
	<li>2 kW solar photovoltaic system</li>
	<li>Car park ventilation controlled by CO sensors</li>
	<li>High levels of daylight to all living and bedroom areas</li>
	<li>Central solar gas-boosted hot water system delivering 25% annual hot water contribution</li>
	<li>A 20,000 litre rainwater tank for toilet flushing and irrigation</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/Image1_46.jpg" rel="gallery-all" title="A compilation of Artisan projects. Images © Artisan Architects"><img alt="" class="image-article-full-width-580px" height="645" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image1_46.jpg?itok=cALbem09" title="A compilation of Artisan projects. Images © Artisan Architects" width="580"></a>

<figcaption>A compilation of Artisan projects. Images © Artisan Architects</figcaption></figure><h2>Artisan Architects seek the elusive skyscraper</h2>

An active 57-61 City Road application means it joins a cluster of high-rise residential towers designed by Artisan Architects which have yet to come to fruition, including 10 in Fishermans Bend alone!

Granted those Fishermans Bend towers like all others in the designated Urban Renewal Area have yet to receive approval (owing to a pending release of a final masterplan) but nonetheless a number of other high-rise projects in areas such as South Melbourne and Footscray have yet to reach construction for a variety of reasons.

No doubt Artisan Architects would dearly like to see at least one if not more of the above projects realised in a style of architecture that is certainly their own. One could surmise it would be reward for toil given the expanding body of work credited to the architecture firm.

And if 57-61 City Road is not realised? 'Tis but a scratch' according to The Black Knight, for perseverance surely pays... or does it?
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57-61 City Road resubmitted and revisited

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2014 promises to be a fascinating year with the influx of remarkable large-scale projects earmarked for Melbourne showing no signs of abating.  The year's first planning application in focus concerns 15-35 Thistlethwaite Street, South Melbourne, one of a plethora of residential projects jockeying for approval (and potential disappointment) within the Fishermans Bend urban renewal area.  Immediately drawing parallels to sinuous beauties such as <a href="http://www.yve.com.au/index.php?option=com_content&amp;view=article&amp;id=47&amp;Itemid=27" target="_blank">Yve</a> on Melbourne's St Kilda Road or Chicago's masterful <a href="http://www.lakepointtower.org/sub_category_list.asp?category=31&amp;title=Architecture+of+Lake+Point+Tower" target="_blank">Lake Point Tower</a>, the planning application was submitted to State planning body DTPLI during September 2013.

Expanding property developer <a href="http://www.circapropertygroup.com.au/?view=featured" target="_blank">Circa Property Group</a> has enlisted prolific Melbourne firm <a href="http://www.rothelowman.com.au/" target="_blank">Rothe Lowman</a> to create a standalone 38 level residential tower, yet 15-35 Thistlethwaite Street does carry similar DNA to a number of other Rothe Lowman proposals with Fishermans Bend such as 228-238 Normanby Road, 6-78 Buckhurst Street and 60-82 Johnston Street; best summarised by dark curtain glazed towers above light precast podiums.  The end result is a clutch of visually pleasing towers, of which 15-35 Thistlethwaite Street is but one.

<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/Image4_24.jpg" rel="gallery-all" title="Noted design influences. Image © Rothe Lowman"><img alt="" class="image-article-full-width-702px" src="http://urbanmelbourne.info/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/Image4_24.jpg?itok=Vox8ORHY" title="Noted design influences. Image © Rothe Lowman"></a>

As with all areas of Fishermans Bend, there's little to no existing large-scale built form fabric upon which to draw inspiration or a lead when creating a tower such as 15-35 Thistlethwaite Street.  As a result the design process is seemingly at the whim of the architect, with Rothe Lowman providing the above examples. 

Having split the design into two sections, the tower represents "An expression of new life" and aims to evoke notions of renewal and new growth, whilst exuding clarity, simplicity, purity and singularity.  Balconies over the tower are set within the concave shape of each aspect, which along with the towers curved corners seek to mitigate the effects of wind.  All floors above 31 feature an enhanced 3.5 metre radial curve to corers which as seen below is highlighted by the inset fins over upper levels.  Furthermore the concave shape is designed to maximise sight lines from apartments whilst the towers massing allows for adjoining sites if developed, to maintain a separation of between five and six metres.

The podium on the other hand mimics a broken husk, where textured precast panels backed with dark metalclad or glazing provides a strong contrast to the tower above.  This contrast according to the planning application provides visual support and expresses grounded elements to an area with interactions at street level.  The end result is a stunning interface fronting Thistlethwaite Street defined by contrasting colours, contrasting soft and sharp lines and a highly defined entrance that's expected to be adorned with artwork.

Podium and tower together can essentially be read as new life sprouting from the seed, symbolic of Fishermans Bend in general.

<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/53116ce348366d7298f5526f0602a9af.jpg" rel="gallery-all" title="Artists impression of 15-35 Thistlethwaite Street, South Melbourne. Image © Mazer Visual"><img alt="" class="image-article-full-width-702px" src="http://urbanmelbourne.info/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/53116ce348366d7298f5526f0602a9af.jpg?itok=DLc3fYc0" title="Artists impression of 15-35 Thistlethwaite Street, South Melbourne. Image © Mazer Visual"></a>

Externals aside the development is expected to hold 291 apartments in total, split between 187 single bed, 91 double bed and 13 triple bed dwellings, although provisions have been made to alter the apartment mix should the scheme proceed to sales eventually.  Provisional plans call for single bedroom apartments to to start at 41 m² of internal space while three bedroom apartments will max out at 98 m² of internal living, with a variety of floor plans in between.  Continuing an emerging trend of elevating single bedroom apartments, the highest habitable floor will feature dual single bedroom apartments for the buyer/renter determined to gain imperious views.

These apartments are supported by 173 car parking spaces located within the six level podium which in turn are shrouded by two retail tenancies and twelve apartments. Vehicular access to the building will be via an expanded Shamrock Place which subsumes some of the development site, and which is expected to be offset by an overhung podium that still reaches the site boundary above 5.3 metres.  This represents a car parking ratio of 0.59% whilst bicycle provisions at 96 (including 12 kerbside bays) is even lower at 0.33% bicycles per apartment; this may be due to both Trams 109 and 96 being no more than a two minute walk from the development.  

Other noteworthy additions within the development include two ground floor mezzanine retail spaces totaling 284 m², an independent commercial yoga studio at 89 m², residents dining room, lounge and gymnasium all atop the podium.  In addition to these facilities is an expansive open terrace of 286 m² which fronts Thistlethwaite Street, at a height where the buzz of street activity is still audible, giving a sense of place.

Level 31 carries further residential amenity with 262 m² of communal facilities featuring an external terrace, private dining room, residents club and cinema.

<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/Image2_23.jpg" rel="gallery-all" title="15-35 Thistlethwaite Street, South Melbourne in situ from above. Image © Rothe Lowman"><img alt="" class="image-article-full-width-702px" src="http://urbanmelbourne.info/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/Image2_23.jpg?itok=ZRHwRxiv" title="15-35 Thistlethwaite Street, South Melbourne in situ from above. Image © Rothe Lowman"></a>

As pleasing as the design may be, based upon current guidelines that are available 15-35 Thistlethwaitse Street seems doomed in its present form as the site falls within an area where a four level height limit has been proposed.  An article entitled 'Fishermans towers face chop' carried by the Australian Financial Review (AFR) during September quoted Circa Property Group director Luke Stokie as stating the following, "Circa had been consistently encouraged by state planners to make its initial proposal of about 30 storeys higher...based on their advice I kept putting it up.  Now it's four levels [the height limit]...It will never get off the ground.  You can't build basements in that area because of the soil.  By the time we build two levels of car parking there is nothing left for apartments."

According to the same article Mr Stokie said that Circa Property Group had conducted thorough due diligence for the site and liaised with the State officials heavily prior to buying the site.  Although a very public display of discontent via the AFR, it is symptomatic of the rumblings of both individuals and large property development entities seeking approval for their development schemes within Fishermans Bend.  

As these are interim height guidelines, there's been no doubt much discussion [read lobbying] between affected parties and state planning officials prior to Planning Minister Matthew Guy formalising height controls for the urban renewal area, most likely prior to the upcoming 2014 State election.  Whether 15-35 Thistlethwaite Street survives in its current form or meets another fate is unknown, yet once these finals height limits are tabled, the situation will become much more transparent.

 
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