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

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As part of Apartments.com.au's forum on 'Guiding Melbourne's Urban Growth' for Melbourne Knowledge Week, I was invited to do a presentation on Fishermans Bend which involved modelling and rendering all bar two of the 29 proposals lodged with the Department of Planning Transport and Local Infrastructure.  Whilst two proposals lie within Sandridge Precinct,  the vast majority of projects are sited within what is known as Montague Precinct. 

<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/VIEW%2004.jpg" rel="gallery-all"><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/VIEW%2004.jpg?itok=bQScok1O" typeof="Image"></a>

Below is a tabulated summary of all projects that are situated within Montague Precinct, with a number of additions.  I've included <a href="http://www.architecton.com.au/34556/1408291/select-projects/ferrars-street-south-melbourne" target="_blank">120-132 Ferrars Street</a> which is merely a concept but just might be indicative of what can eventually be expected within the area unlimited by height restraints.  <a href="/new-apartments/400-430-city-road-southbank">400-430 City Road</a> is also included as it represents the westernmost approved development scheme within Southbank - visually it demonstrates that Montague Precinct will in part be a continuation of Southbank and its many tall towers.

It's also worth noting that a number of the below proposals will invariably change given the uncertainty of the State Government's draft structure plan for the area which has yet to be ratified.  For instance <a href="/new-apartments/125-133-thistlethwaite-street-south-melbourne">125-133 Thistlethwaite</a> has been suspended only a short time after being submitted for assessment - a direct response to the planning uncertainly revolving around the area at the moment.  Regardless the list reads as follows;

<img alt="" src="/sites/urbanmelbourne.info/files/pictures/article-images/montague%20development%20summary_0.jpg">

Part of the reason why Apartments.com.au has decided to do this is to give the public a visual representation of what the area might look like beyond diagrams and pages of text - and subsequently form an opinion on how the area should be developed. Keep in mind most of the proposals were lodged prior to the release of the Fishermans Bend Draft Vision and Interim Design Guidelines in September so are subject to change, but hopefully the images provide everyone with some food for thought.

Apartments.com.au now has a stable of renders which we can alter as Montague Precinct and Fishermans Bend in general evolves.  As always please click on the renders below to expand them for full resolution, enjoy the images and let us know what you think. 

 
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Laurence Dragomir

The Full Monty - Montague Precinct in all its glory

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Apologies to Fry, but we just couldn't resist taking a bite at this topic. If you didn't read The Age on Saturday (5/10/13), you should peruse <a href="http://www.theage.com.au/comment/apartment-towers-are-killing-the-worlds-most-livable-city-20131004-2uzs8">this piece</a> titled 'Apartment towers are killing the world's most livable city.' Call it part sensationalism, part truth, part fluff... but mostly ridiculous!

Upon reading the piece, imagine now the words "apartment towers" in the headline were actually sprawl-belt development or urban fringe development. Sorry, I forgot demonising the suburban establishment is taboo in certain circles and apartment living is the devil incarnate. Quite seriously, apartment living can have its negative aspects, some of which have been touched on within The Age Associate Editor's piece, yet what viable alternative is there? Have the masses live on Melbourne's fringes with its intrinsic lack of urban amenity, public transport, long distance to jobs, inadequate services and mounting social issues? It's all good and well to pot apartment living as part of an ongoing agenda but in doing so provide a viable, efficient and responsible alternative otherwise, well, its just a load of repetitive crap!

Notwithstanding the claim "world's most liveable city" is a load of gumpf bestowed upon us by an offshore economics magazine and perpetuated by local mainstream media and the odd politician looking for a soundbite, it was a curious headline &amp; opinion piece overall given the historic move to have the City of Melbourne, City of Port Phillip and Spring Street cooperate, and (what we can only imagine) sing kumbaya, then produce and release the Fishermans Bend draft vision (<a href="http://www.theage.com.au/victoria/train-stations-treelined-boulevards-mooted-for-fishermans-bend-20130916-2ttux">reported by The Age</a> as well). A draft vision with apartment living at its heart.

The two previously mentioned councils are the stakeholders feeling the most pressure regarding Fishermans Bend where the Capital City Zone overlay sees planning applications automatically lodged at 1 Spring Street rather than Council House 2 or the St. Kilda Town Hall. For the best part of a decade the near bipolar stance in terms of ethos and development of these two councils and Spring Street has been a major source of friction and until now their discontent and bickering has been played out through the media.

These three entities, for all intents and purposes, were happy to put their logos on the same <a href="http://www.portphillip.vic.gov.au/Draft_Vision.pdf">Fishermans Bend Draft vision document</a> where the so-called liveable city-killing apartment towers are very much a part of the draft vision within the Urban Renewal Area - surely all three can't be wrong?

<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/fishbend_draft_cover.jpg" rel="gallery-all" title="Logos from the first page of the Fishermans Bend Draft Vision document"><img alt="" class="image-article-full-width-580px" height="92" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/fishbend_draft_cover.jpg?itok=kxNg2m2G" title="Logos from the first page of the Fishermans Bend Draft Vision document" width="580"></a>

<figcaption>Logos from the first page of the Fishermans Bend Draft Vision document</figcaption></figure><figure><img alt="Proposed general height limits throughout Fishermans Bend" src="/sites/urbanmelbourne.info/files/pictures/article-images/height_limits.png" style="width: 700px; height: 677px;"><figcaption>Proposed general height limits throughout Fishermans Bend</figcaption></figure>So the question must be asked, is Fishermans Bend now dead in the water as according to The Age's piece where 8, 18 and "Towers above mid-rise podiums" are the type of development which are killing our so-called liveable city?

As for the assertion of placing a moratorium on all current planning applications, well yes lets put the brakes on a positive, jobs producing aspect of the local economy which by the by is now a driver of foreign investment into Melbourne. Ultimately opinion pieces are just that, but thankfully The Age also <a href="http://www.theage.com.au/victoria/developers-oppose-push-for-higher-design-standards-20131004-2uzuv#ixzz2gnfZrXAT">ran a piece</a> really worth reading on the same day - the topic of developer resistance to mandating design standards for new development - an issue far more relevant, which strikes at the crux of apartment living and what should be the housing medium's continual positive progression.

For those seeking a far more learned response to The Age piece, we highly recommend reading Alan Davies <a href="http://blogs.crikey.com.au/theurbanist/2013/10/08/are-apartment-towers-bad-for-our-cities/">The Urbanist</a> blog entry from yesterday.
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silvermb

Fishermans Bend: will apartment towers kill it?

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Whilst Premier Denis Napthine and Planning Minister Matthew Guy were releasing/spruiking the Fishermans Bend Urban Renewal Area Draft Vision during mid September, further planning applications were arriving at state planning body DPCD's offices for consideration.  September has seen a further three applications seeking their place within Fishermans Bend, with the total number of towers seeking the green light now at an impressive 29.  Today Apartments.com.au brings images of two additional projects 
<a href="http://www.gibsonpropertycorp.com/" target="_blank">Gibson Property Corporation</a> have recently loaded limited images of 2-4 Buckhurst Street, South Melbourne onto their website.  A combination of the Westgate Freeway, MECC and the Whiteman Street tram reserve have conspired to maintain excellent sight lines for future residents should this design of exceptional quality gain planning approval.
Quoting from the company's website, "GPC have been engaged to provide consultancy services to seek a Planning Permit for a new mixed-use residential development.  The development is situated in the heart of South Melbourne, lining Gladstone and Ferrars Streets and is within metres of the Port Melbourne/City Light Rail.  The project will consist of 2 residential towers of 35 levels comprising 1,2 and 3 bedroom apartments with a mix of retail and commercial premises on the ground floor. The development has the potential for 400 apartments."
<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_12.jpg" rel="gallery-all" title="2-4 Buckhurst Street. Image courtesy Gibsons Property Corporation"><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/Image5_12.jpg?itok=sRIwCIoP" title="2-4 Buckhurst Street. Image courtesy Gibsons Property Corporation" typeof="foaf:Image"></a>
Seen below is a render for the intended replacement for Carlins Automotive Auctioneers located at 6-78 Buckhurst Street, South Melbourne.Covering an area of 9277 square metres, the four tower complex will be delivered in stages with the initial western 37 level residential tower to be delivered first according to plans devised by architecture firm <a href="http://www.rothelowman.com.au/" target="_blank">Rothe Lowman</a>.
An excerpt from 6-78 Buckhurst Street's planning application reads as follows: "The future vision for our site and its greater precinct is a diverse, inclusive and well serviced community with a strong sense of local identity coupled with improved linkages both within the precinct and to the CBD.  We see a variety of end users being accommodated by the proposed development, with both investors and owner occupiers being attracted to our proposal".  
A variety of apartment sizes and types will ensure appeal to a broad section of the community, the Buckhurst St residential development will assist in creating a strong benchmark in high quality design for future developments in the Montague area.
More on these and other Fishermans Bend planning applications to follow.
<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/Image8_11.jpg" rel="gallery-all" title="6-78 Buckhurst Street. 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/Image8_11.jpg?itok=xukvPv-r" title="6-78 Buckhurst Street. Image © Rothe Lowman" typeof="foaf:Image"></a>
The apartment yield to date from the 29 proposed apartment towers with Fishermans Bend stands at approximately 8400 with the potential to soak up near 20,000 new residents.  The state government through their <a href="http://www.fishermansbend.vic.gov.au/cs/Satellite?blobcol=urldata&amp;blobheader=application%2Fpdf&amp;blobkey=id&amp;blobtable=MungoBlobs&amp;blobwhere=1370918565234&amp;ssbinary=true&amp;blobheadername1=Content-Type&amp;blobheadervalue1=application/pdf&amp;blobheadername2=Content-Dispostion&amp;blobheadervalue2=attachment%3B+filename%3Dfishermansbenddraftvision.pdf" target="_blank">Draft Vision</a> and <a href="http://www.fishermansbend.vic.gov.au/cs/Satellite?blobcol=urldata&amp;blobheader=application%2Fpdf&amp;blobkey=id&amp;blobtable=MungoBlobs&amp;blobwhere=1370918552400&amp;ssbinary=true&amp;blobheadername1=Content-Type&amp;blobheadervalue1=application/pdf&amp;blobheadername2=Content-Dispostion&amp;blobheadervalue2=attachment%3B+filename%3Dinterimdesignguidelines.pdf" target="_blank">Design Guidelines</a> plan have targeted 80,000 new residents for the 250ha urban renewal area upon completion.  If all these towers were to be realised (as unlikely as it is), roughly one quarter of Fishermans Bend's total envisaged final population would be accommodated within an area that covers roughly 20-30ha of the overall development.
Based upon submitted planning applications either the overall Fishermans Bend population will comfortably exceed the targeted 80,000 should the now submitted and future applications hold sway or intended developments may have to be scaled back to meet the expectations of the recently released Vision.  Clearly some teething issues are presenting themselves within Fishermans Bend where the expectations of developers and those bodies charged with delivering the project have not met as yet.
With this in mind resident rendering machine Laurence Dragomir will be one of five keynote speakers during Apartments.com.au's upcoming presentation at Melbourne Knowledge Week.  To be held on the evening of Friday 1st November, Laurence will deliver to a 200-strong audience of government representatives, architects, developers, industry figures and the general public a presentation which will include the only renders/video of all proposed towers within the Fishermans Bend area, whilst also exploring a number of pertinent challenges the area faces - further details and ticketing information for the event to be announced shortly.
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Fishermans Bend tower count now at 29

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The Fishermans Bend draft vision released last week included some interesting infographics to support the associated statements, below is a selection of them. All images taken from the <a href="http://www.fishermansbend.vic.gov.au/cs/Satellite?c=VPage&amp;cid=1316149683199&amp;pagename=Places%2FLayout" target="_blank">Fishermans Bend Draft Vision documents</a>. Click on each for a larger view.
<h2>
	Boulevards look set to play an ongoing role in Melbourne</h2>
St. Kilda and Flemington roads, Royal and Victoria parades, they're the wide thoroughfares that have been with us since not long after first European settlement and throughout all the infographics the extension of Collins Street to the bay (Plummer Street below) looks set to continue this grand tradition. With Plummer Street's inclusion alongside the existing boulevards in the above infographic, one can get a sense of how the redevelopment civic spine should eventually end up, assuming this vision becomes a plan set in stone. Note the inclusion of Alexandra Parade, no doubt on the radar post East-West tunnel completion.
<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/boulevards.png" rel="gallery-all" title="Potential and Future Boulevards - Image © www.fishermansbend.vic.gov.au"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/boulevards.png?itok=9Mm8ZLuh" title="Potential and Future Boulevards - Image © www.fishermansbend.vic.gov.au" typeof="foaf:Image"></a>
<h2>
	Collins Street to the Bay</h2>
Building on from the Boulevards above, the infographic below outlines the vision for connecting the CBD to Fishermans Bend. No significant detail but it appears a tram/bus/cycle only bridge will be built across the Yarra from Victoria Harbour to Yarra's Edge. Throws up some curly questions about the marina which currently exists to the east of the bridge as rendered below.
<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/collins_st_extension.png" rel="gallery-all" title="Extending Collins Street to the bay - Image © www.fishermansbend.vic.gov.au"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/collins_st_extension.png?itok=xtV2gelG" title="Extending Collins Street to the bay - Image © www.fishermansbend.vic.gov.au" typeof="foaf:Image"></a>
<h2>
	Surface public transport in context</h2>
The proposed high frequency corridor (yellow lines) which intersects the 'extension of Collins Street' sets the scene for connectivity with Melbourne Metro; that is, a two-seat journey from Pakenham/Cranbourne lines which will eventually run through the Melbourne Metro tunnel at Domain. Likewise this is a good infographic which illustrates that even though Fishermans Bend will be a major precinct to watch over the next half century, there's equally just as much to the North of Docklands through Arden and E-Gate (immediately south west of North Melbourne station).
<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/full_integrated.png" rel="gallery-all" title="A look at the future for mass public transport for Fishermans Bend - Image © www.fishermansbend.vic.gov.au"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/full_integrated.png?itok=3UDOc_2l" title="A look at the future for mass public transport for Fishermans Bend - Image © www.fishermansbend.vic.gov.au" typeof="foaf:Image"></a>
<h2>
	The heavy stuff</h2>
It's pretty self-explanatory. The two new mooted stations have the same spacing between them placed in new higher-density nodes (refer to height limits map at the bottom). This along with Melbourne Metro is the big question mark hanging over the entire vision; the density this precinct promises to have, as per this vision, is well and truly in the realm where heavy rail is warranted. One would also hope once the vision becomes a plan, a real funding and construction timetable for Melbourne Metro and Clifton Hill; Fishermans Bend tunnel is likewise set in concrete (sorry about concrete references!).
<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_line_extension.png" rel="gallery-all" title="Mooted Stations for Fishermans Bend - Image © www.fishermansbend.vic.gov.au"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/metro_line_extension.png?itok=BKcXd3v7" title="Mooted Stations for Fishermans Bend - Image © www.fishermansbend.vic.gov.au" typeof="foaf:Image"></a>
To put the two station locations into present day context, here's the current look of easterly station site at Ingles and Fennell Street:
<iframe frameborder="0" height="400" marginheight="0" marginwidth="0" scrolling="no" src="https://www.google.com.au/maps?t=h&amp;ie=UTF8&amp;ll=-37.827586,144.939486&amp;spn=0.002059,0.004699&amp;z=19&amp;layer=c&amp;cbll=-37.827675,144.939582&amp;panoid=gY7bixOYfzPysmROaH_RWg&amp;cbp=12,316.78,,0,6.56&amp;source=embed&amp;output=svembed" width="100%"></iframe> <a href="https://www.google.com.au/maps?t=h&amp;ie=UTF8&amp;ll=-37.827586,144.939486&amp;spn=0.002059,0.004699&amp;z=19&amp;layer=c&amp;cbll=-37.827675,144.939582&amp;panoid=gY7bixOYfzPysmROaH_RWg&amp;cbp=12,316.78,,0,6.56&amp;source=embed">View Larger Map</a>
And the more westerly station at Plummer and Salmon Street:
<iframe frameborder="0" height="400" marginheight="0" marginwidth="0" scrolling="no" src="https://www.google.com.au/maps?t=h&amp;ie=UTF8&amp;ll=-37.832775,144.924533&amp;spn=0.002072,0.004699&amp;z=19&amp;layer=c&amp;cbll=-37.832751,144.924665&amp;panoid=94CgXBuWE0iDp85-1j1QnQ&amp;cbp=12,270.18,,0,4.91&amp;source=embed&amp;output=svembed" width="100%"></iframe> <a href="https://www.google.com.au/maps?t=h&amp;ie=UTF8&amp;ll=-37.832775,144.924533&amp;spn=0.002072,0.004699&amp;z=19&amp;layer=c&amp;cbll=-37.832751,144.924665&amp;panoid=94CgXBuWE0iDp85-1j1QnQ&amp;cbp=12,270.18,,0,4.91&amp;source=embed">View Larger Map</a>
<h2>
	Height limit overview</h2>
Not exactly transport, just thrown in for context:
<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/height_limits.png" rel="gallery-all" title="Proposed height limits in Fishermans Bend - Image © www.fishermansbend.vic.gov.au"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/height_limits.png?itok=8KzbcOAk" title="Proposed height limits in Fishermans Bend - Image © www.fishermansbend.vic.gov.au" typeof="foaf:Image"></a>
I've left my comments brief. I'm more interested to hear others' thoughts on the infographics above or any other part of the transport vision I may have missed. Over to you.
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Alastair Taylor

An overview of Fishermans Bend's transport vision

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Spring Street has recently released its long awaited draft vision plan for the Fishermans Bend precinct and the government and media reports have made much of the tree lined boulevards, parks, jobs and investment that will flow from the implementation of the plan.

However media reports have failed to pick up the true scale of residential development that is being proposed in the plan.

Here are the widely reported headline figures:

<ul>
<li>250 hectares</li>
	<li>80,000 residents</li>
	<li>40,000 jobs</li>
</ul>
Currently the area with the highest residential density in Australia is Pyrmont – Ultimo in Sydney which contains 13,900 people per square kilometre. In Melbourne the densest area is the Melbourne CBD with density with 10,900 people per km2.

Docklands will have a residential density of around 13,000 people per km2 when completed and the Green Square urban renewal project in Sydney (which is similar to Fisherman’s Bend) is planned to have a residential density of 14,400 people per km2. Fisherman’s Bend will have a residential density of 32,000 people per km2!

To put that into perspective Fishermans Bend will be as dense as Manhattan in New York which has a residential density of 32,000 people per km2. While this overall level of density is appropriate considering the context of the site and the lack of constraints over much of the area, it does mean that a level of infrastructure required to service the area will be above and beyond what has been required for any other similar development in Australia, especially considering the lack of existing residential infrastructure in what is currently an isolated industrial area.

The draft vision plan recognises this by proposing two underground rail stations to service the area as heavy rail is the only way to adequately cater for the scale of residential density proposed. A number of tram lines have also been proposed but these will only be adequate as an interim solution until densities increase. The section of the plan titled ‘how to make it happen’ clearly identifies that ‘the early delivery of infrastructure is critical to the transformation of Fishermans Bend from an industrial area to a mixed use area and to attract private investment.’ Unfortunately Spring Street has not yet committed to building the proposed underground train stations at any time in the future let alone in a timeframe that could be considered as ‘early delivery’.

Many are comparing Fishermans Bend to Docklands, however a better comparison would be with the Urban Renewal of Southbank that has occurred over the past 20 years. State and Local government are still playing catch up in Southbank to provide for the basic residential infrastructure required to support a new residential community of the size that had developed there over the last 20 years. When the plans for the residential redevelopment of the Southbank area were prepared in the early 1990’s, apartments only made up a tiny percentage of number of dwellings in the city and Melbourne was seen as a ‘rust belt’ city with bleak prospects for future growth.

At that time any suggestion that Southbank would be a forest of apartment towers between 30 and 90 storeys high within 20 years would have been seen as ridiculous. There were many at the time who believed that Melburnians were not interested in apartment living and the first large developments at Southbank were Townhouses and walk up flats.

The plans for Southbank made in the early 1990’s did not foresee the scale and speed of development that has occurred since 1995 and there were no development contributions required in Southbank as the government of the day was doing everything it could to encourage any form of development. With Fishermans Bend the government has no such excuses.

<blockquote>
The flood of planning applications for apartment towers submitted before the draft vision plan was released is a good indication of the potential that developers see in the area.
</blockquote>

Spring Street has made a good start by providing the framework for a development contributions plan and also recognising the critical role that the early provision infrastructure will play in the success of the precinct. However the devil is in the detail and the State Government needs to follow up the final vision plan with a detailed framework for the timely provision of infrastructure and services and how these will be paid for.

The State Government should also make sure that the provision of infrastructure in insulated from the political vagaries of the budget and election cycles to give developers, residents and business certainty when making their own plans for developing, living and working in Fishermans bend. The Draft Visions plan expects Fishermans Bend to be developed over a period of 50 years, or an average of 1600 new residents per year. There are plans already in place to accommodate over 30,000 new residents each year on Melbourne’s urban fringe over the next 30 years.

Since Fisherman’s Bend is one of the government’s key policies to reduce urban sprawl the government should be more aggressively pursuing development timelines for Fishermans Bend to have any real impact on the proportion of new dwellings constructed on the urban fringe.

Providing developers with certainty regarding the timely provision of infrastructure will boost the speed of development.
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nwharr

Fishermans Bend to become Australia's most densely populated area

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"Catch a ride to the end of the highway. And we'll meet by the big red tree. There's a place up ahead and I'm goin'. Come along, come along with me"
These lyrics are synonymous with US rock band Creedence Clearwater Revival's Up Around the Bend but would also seem equally at home in the Napthine Government's Draft vision for Fishermans Bend.  Released on Monday the draft signals the beginning of the community consultation process (which runs until November 22), allowing Victorians to provide feedback before the release of the Strategic Framework Plan in 2014.
Fishermans Bend has been designated as the area bound by Lorimer Street to the North, Todd Road to the West, Williamstown Road to the South and Boundary Street linking City Road to the east, with the West Gate Freeway slicing through as demonstrated by the Places Victoria image below.  It will be identified by four suburbs of various scale and densities; Lorimer, Montague (City of Melbourne LGA) Sandridge and Wirraway (City of Port Phillip LGA)
<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/Fishermans%20bend.jpg" rel="gallery-all" title="Fisherband Bend split into four mini precincts"><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/Fishermans%20bend.jpg?itok=e0mw22wb" title="Fisherband Bend split into four mini precincts" typeof="foaf:Image"></a>
The Fishermans Bend urban renewal project was first announced in July 2012 by Planning Minister Matthew Guy as a project of State Significance in response to the continued growth on the outskirts of the city in the form of urban sprawl, but also as a means of providing affordable housing closer to existing jobs, services, public spaces and public transport.  In one foul swoop 250 hectares of mostly industrial land was rezoned to Capital City Zone - expanding the existing zone by 50% to allow for the development of apartments and offices intended to accommodate 80,000 residents and 40,000 workers in 40 years time.  Putting these figures into perspective the 2011 census lists Southbank's population as sitting at just over 11,000 people, Docklands at just shy of 6,000 and the whole Melbourne Central area sitting at just under 94,000.  Upon completion somewhere around 2020 after a 25 years of construction, Docklands is forecast to become home to 20,000 residents and 60,000 workers.
Not unexpectedly Fishermans Bend immediately drew comparisons with the much-maligned Docklands project (an article for another day) and was derided as another Docklands waiting to happen - doomed to fail before it had even begun.  Perhaps on the surface such a comparison would seem logical and warranted however closer analysis suggests that isn't exactly the case. For starters Docklands was a blank canvas of Government owned land immediately adjacent to the CBD that lay dormant for decades, boasting little to no critical  infrastructure with only the benefit of Spencer Street Station on its door step.
Fisherman's Bend on the other hand comprises 1000 plots of land owned by various developers and industries serviced by roads, buses and the 109 tram. The best comparison I can think of for Fishermans Bend is Southbank.  It too started life as a former industrial area and in the space of 25 years has become a high-rise suburb that has activated the banks of the Yarra, but unfortunately whose back streets are very much traffic sewers and not pedestrian friendly. 
With Docklands the State Government and it's development arm, Docklands Authority, had ultimate control over how the area developed as it owned the land and could subdivide plots of various sizes and sell them off to whom they saw fit.  Yet the precinct forged ahead in an uncontrolled, ad-hoc manner, rather than beginning with Docklands Stadium and expanding organically from there.  The Southbank scenario isn't ideal either, with a Structure Plan only being drafted up some 20 years after the fact  and long needed  community infrastructure only now infiltrating its way into the area. Development at Southbank has largely been informed by the various zonings and overlays which make up the Melbourne Planning Scheme and have resulted in cookie cutter towers upon podiums of parking with no life at street level and quality urban design severely lacking.
With Fishermans Bend in its entirety being rezoned Capital City Zone, the challenge of controlling which areas are developed and when beyond simply being able to acquire the land necessary to provide community facilities, open space and the infrastructure required to service the area becomes excessively difficult.  As does providing the right mix of residential typologies that are not only affordable but also result in a quality built environment which promotes and fosters high level urban design and architecture, particularly when the development will be largely developer driven. I suppose in an ideal scenario Lorimer and Montague, boasting the best proximity to Docklands and Southbank would be first cabs off the rank followed by Sandridge and Wirraway.
<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/FBend%20Header.jpg" rel="gallery-all" title="An aerial perspective of Fishermans Bend with development laid out"><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/FBend%20Header.jpg?itok=7zPS6x7n" title="An aerial perspective of Fishermans Bend with development laid out" typeof="foaf:Image"></a>
So let's take a look at the plan...
The Draft Vision for Fishermans Bend is informed by the following 10 key moves: 
<div class="rtejustify">
	1. Grow Central Melbourne around the Yarra River</div>
<div class="rtejustify">
	2. Link the city to the bay</div>
<div class="rtejustify">
	3. Integrate with the rail network</div>
<div class="rtejustify">
	4. Connect the inner city</div>
<div class="rtejustify">
	5. Extend Melbourne’s parks to the bay</div>
<div class="rtejustify">
	6. Deliver new boulevards</div>
<div class="rtejustify">
	7. Create a network of local parks and green spaces</div>
<div class="rtejustify">
	8. Create a walkable and cycle friendly place</div>
<div class="rtejustify">
	9. Create centres for local communities</div>
<div class="rtejustify">
	10. Create distinctive and diverse neighbourhoods</div>
<div class="rtejustify">
	 </div>
<div class="rtejustify">
	Summary of the Draft Vision
</div>
<ul>
<li class="rtejustify">
		High-rises of greater than 18-storeys prevalent in Lorimer</li>
	<li class="rtejustify">
		Low-rise of 4-storeys to the southern boundaries of Montague, Sandridge and Wirraway at the interface with existing residential areas</li>
	<li class="rtejustify">
		Maintaining various existing grains within the urban fabric, with consolidation of sites and subdivision of sites discouraged</li>
	<li class="rtejustify">
		Built heritage to be celebrated and integrated within new developments </li>
	<li class="rtejustify">
		The introduction of linear parks to connect the inner city park network with the bay</li>
	<li class="rtejustify">
		Greater variety in residential typologies</li>
	<li class="rtejustify">
		Potential for 2 x Metro Stations within Sandridge and Wirraway as part of an extended Metro system</li>
	<li class="rtejustify">
		Extension of the Collins Street tram route 48 from Victoria Harbour over the Yarra and down Plummer Street to the bay</li>
	<li class="rtejustify">
		The creation of street lined boulevards along Lorimer Street, Plummer Street and Williamstown Road</li>
	<li class="rtejustify">
		Potential for 4 x new schools - one per suburb</li>
</ul>
This poses questions such as  will the Southbank depot need to be expanded ?  Is duplication of the 109 tram route worth investigating?  I catch the 109 to work every morning and during peak times we're akin to sardines particularly if there's a delay - how will it cope with 80,000 extra people?  Will a levy be introduced where by developers contribute an amount (say 5-8%) towards investment in infrastructure?  Will the Collins Street team bridge incorporate a shared path for pedestrians? The bridge will have to be operable and/or of a gradient to allow for watercraft to pass below.
If ferries are introduced will trams get priority in terms of right of way? Should the sites destined for metro stations be acquired by  the state government now and then sold back to developers with their own zoning perhaps with no height limits in place, allowing for an integrated Transit Oriented Development with a commercial component to help offset the cost of the stations and tunneling. What model will the schools adopt?  Vertical or a more traditional stand alone model?
Summary of the Design Guidelines (note these are discretionary)
<ul>
<li class="rtejustify">
		Laneways at no greater than 100m intervals</li>
	<li class="rtejustify">
		Vehicle access and services to secondary streets</li>
	<li class="rtejustify">
		Podiums to 5 storeys or 20m in height with towers setback 10m from boundaries or other towers</li>
	<li class="rtejustify">
		Frontages over 30m in length to be broken up either in a formal sense or through materiality</li>
	<li class="rtejustify">
		No blank walls with artworks being implemented as a 'last resort'</li>
	<li class="rtejustify">
		A wrap of program around above ground parking levels particularly to primary streets with screening to secondary streets only </li>
	<li class="rtejustify">
		Encourage a mix of uses through out the day</li>
	<li class="rtejustify">
		Encourage landscaped podiums</li>
	<li class="rtejustify">
		Awnings to provide shelter on new and existing buildings</li>
</ul>
These are all to be expected and seem fairly obvious strategies to employ, with most already existing in some form or another within the Melbourne Planning Scheme.  Yet the evidence of these controls being implemented successfully on a large scale is generally lacking.  The key to achieving the right outcomes I believe comes down to how vigilant CoM, CoPP and DPCD are in enforcing Floor Space Ratios.  Yes developments should be judged on their individual merits but if the basic principles are applied equally we won't end up with 30-storey towers built on 300sqm sites to all boundaries resulting in blank facades and a poor pedestrian environment.
A question that will no doubt be raised soon enough is what effect will these guidelines have on existing planning applications?  Urban.com.au will investigate the impacts at  a later date so stay tuned.
With all the above in mind, I believe the most crucial aspect to ensuring Fishermans Bend's success will be how it develops and achieves the critical mass required to make it a desirable place to visit, live and work, and whether it can realistically offer the right mix of different residential typologies to appeal to Melburnians from all walks of life. The responsible authorities have to stay the course and stick to the plan once it's finalised while being careful to avoid the danger of introducing so many controls  that the area seems manufactured and monotonous rather than something which has developed organically and evolved over time.
The Project Control Group consisting of  Places Victoria, the Department of Transport Planning and Local Infrastructure, the Office of the Victorian Government Architect, Port of Melbourne Corporation, the City of Melbourne and the City of Port Phillip should be commended for developing a long-term vision for what is an ambitious project, however the hard work essentially starts now. It's one thing to develop a plan that ticks the right boxes, but much harder to implement particularly when so much of the plan relies on private investment.  Hopefully lessons have been learnt (both good and bad) from projects such as Southbank, Docklands, Dandenong and of course the Melbourne CBD, none of which were built in a day but if Fishermans Bend is to meet the expectations of the Government's vision, then it cannot be rushed.
So come on the risin' wind, we're goin' up around the bend.
Further information on Fishermans Bend can be found here:
<a href="http://www.fishermansbend.vic.gov.au/">http://www.fishermansbend.vic.gov.au</a>
<a href="http://www.fishermansbend.vic.gov.au/cs/Satellite?blobcol=urldata&amp;blobheader=application%2Fpdf&amp;blobkey=id&amp;blobtable=MungoBlobs&amp;blobwhere=1370918553209&amp;ssbinary=true&amp;blobheadername1=Content-Type&amp;blobheadervalue1=application/pdf&amp;blobheadername2=Content-Dispostion&amp;blobheadervalue2=attachment%3B+filename%3Ddraftvision.pdf">Fishermans Bend Draft Vision</a>
<a href="http://www.fishermansbend.vic.gov.au/cs/Satellite?blobcol=urldata&amp;blobheader=application%2Fpdf&amp;blobkey=id&amp;blobtable=MungoBlobs&amp;blobwhere=1370918552400&amp;ssbinary=true&amp;blobheadername1=Content-Type&amp;blobheadervalue1=application/pdf&amp;blobheadername2=Content-Dispostion&amp;blobheadervalue2=attachment%3B+filename%3Dinterimdesignguidelines.pdf">Fishermans Bend Design Guidelines</a>
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We're Goin' Up Around The Bend

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Another week, another proposal unveiled for Fishermans Bend with a new wedge of development divulged within the precinct. Following the success of earlier projects Coromandel Place and Habitat <a href="/new-apartments/southbank-vic-3006">Southbank</a>, developer Maxvic Group's submitted plans for a new four tower development situated at <a href="/new-apartments/60-82-johnson-street-south-melbourne">60-82 Johnson Street</a> have gone public.  Once more architecture firm <a href="/architects/rothelowman" target="_blank">Rothelowman</a> have delivered the scheme following their unique design for Habitat Southbank highlighted by its punctured facade.

Maxvic is a joint venture between developer Vicland Corporation and expanding Melbourne builder <a href="/builders/maxcon" target="_blank">Maxcon</a>.  In a piece written for Fairfax by Marc Pallsico earlier this year, Vicland director Bill McNee said the group planned to start marketing and building the complex this year.  This is almost impossible as State Planning Minister Matthew Guy has essentially placed a freeze on Fishermans Bend approvals until a State Government structure plan for the area is released.

Regardless it's encouraging to see genuine developer intent to deliver a project rather than the growing perception that a number of planning applications in the area are merely intending to sell upon approval.

<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/imagehgf.jpg" rel="gallery-all" title="Aerial perspective of 60-82 Johnson Street, South Melbourne. 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/imagehgf.jpg?itok=smhvROSI" title="Aerial perspective of 60-82 Johnson Street, South Melbourne. Image © Rothe Lowman" typeof="foaf:Image"></a>

60-82 Johnson Street will include twin 53 level towers which will be divided by two smaller towers of 27 and 21 levels respectively.  At 53 levels each the two almost brooding towers may well nudge 175m, tipping out another Rothelowman proposal nearby at <a href="/buildings/134-142-ferrars-street-south-melbourne">132-143 Ferrars Street </a>(49L @ 165m) to most likely become Fishermans Bend's tallest proposed towers.  A total of 1600 apartments are set to be built over different stages, with offices, activated podium, ground floor retail and a supermarket prominent.

Look out for a more detailed summary of this planning application coming soon, as for now view the dedicated <a href="/new-apartments/60-82-johnson-street-south-melbourne">project page here</a> for more images of 60-82 Johnson Street, South Melbourne

 

 
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melbournee12

Fishermans Bend's tallest proposal unveiled

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Today we take the wraps off yet another intended residential development for Fishermans Bend. 91 Montague Street South Melbourne (also known as 89-103 Gladstone Street) adds to Melbourne developer <a href="http://www.blueearth.com.au">Blue Earth Group's</a> burgeoning portfolio of residential projects over all stages of the development process. Following a recent collaboration with <a href="http://www.plusarchitecture.com.au">Plus Architecture</a> for an intended residential development located at <a href="/buildings/the-lantern-195-wellington-street-collingwood">195 Wellington Street Collingwood</a>, the two firms have teamed up once again to produce a striking 30 level residential tower within the Montague Precinct.

Located on the south east corner of the Gladstone Street and Montague Street intersection (below), and with the elevated 109 Tram line in close proximity to the north, 91 Montague Street can expect excellent sight lines to both the CBD and Port Phillip Bay for the foreseeable future. Immediately to the east of the subject site sits the recently built four level Industry Business Hub complex; also designed by Plus Architecture it was delivered by MAB Corporation. While the low rise complex will further enshrine potential views for 91 Montague Street, the balance of the MAB site will at some point hold three additional residential towers. Should their scheme be approved, MAB can expect a yield of 700 apartments, with the tallest tower reaching 34 levels.

Also visible in the urban analysis plan below is the intended Carlins Automotive development. Currently seeking approval, the Carlins planning application calls for a mixed-use four tower complex ultimately holding 900 apartments with the tallest tower at 39 levels or approximately 125 metres in height. Should the complex gain approval media reports suggest Carlins will sell the site in stages to property developers intending to deliver a staged development. Both of these planning applications will be looked at by Apartments.com.au in due course.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/002_3.jpg" rel="gallery-all" title="Site position with the neighbouring Carlins site development plan"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/002_3.jpg?itok=KQonNBxJ" title="Site position with the neighbouring Carlins site development plan" typeof="foaf:Image"></a>

<figcaption>Site position with the neighbouring Carlins site development plan</figcaption></figure>As is the way of Plus Architecture, the firm never fails in producing a visually stimulating design and 91 Montague Street is no exception. Rising the best part of 98 metres, the scheme is defined by a multitude of offset fins alternating between one and three floors in length which band together to create a chevron pattern. While providing design merit, the fins also serve a more practical purpose in that they're angled in such a fashion that allows for maximum shading from the harsh western summer sun. On a southwest-northeast axis, the fins also provide privacy screening while maximising views toward both Melbourne's CBD and Port Phillip Bay.

The intended tower's mass is essentially broken in two along an east-west axis where the northern facade carries a high articulation, the southern mass is less spectacular, almost staid, enforcing the distinction between the two elements. A southern boundary lift well is flanked by precast elements, catering for the likelihood of another tower abutting 91 Montague street in the future. Incorporated into the design is a six level podium of approximately 20 metres in height which has full coverage over the 815sqm site, while the towers northern form maintains a setback of 3.31 meters from the podium/street.

<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/Image7_15.jpg" rel="gallery-all" title="Hero perspective of 91 Montague Street, South Melbourne"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/Image7_15.jpg?itok=PaJPEi--" title="Hero perspective of 91 Montague Street, South Melbourne" typeof="foaf:Image"></a>

<figcaption>Hero perspective of 91 Montague Street, South Melbourne</figcaption></figure>Ground floor for the intended tower consists of lobby, associated services and a retail space of 289sqm fronting Montague Street while access for services, 86 bike spaces and 77 car parking bays lies off Gladstone Place. Thereafter levels one and two maintain living areas fronting Montague Street while the balance of the floors in question are absorbed by car parking. Levels 3-5 are solely for the use of car parking and are serviced by a car lift system.

The diagram below shows the bulk of two bedroom apartments located either side of the lift well for the entirety of the tower while one bedroom options monopolise floors 7-26, enjoy northerly views. Levels 27-28 contain limited north facing three bedroom options with what one could imagine to be sublime views. Level 29 sees two recreational areas combining for an impressive 303sqm of amenity space.

Ten varying apartment layouts have been included in the planning document, the smallest of which comes in at a combined internal/external 50sqm of space for a one bedroom apartment while the most expansive three bedroom option weighs in at 97sqm of internal/external space which is by no means massive but encouraging nonetheless. Three bedroom apartments over Melbourne tend to be quite large and therefore expensive putting them beyond the reach of the average family, yet if this tower comes to fruition I'd be intrigued to see what the three bedroom options are priced at. With one bedroom apartments currently out of favour, compact yet reasonably priced three bedroom apartments may find their niche in the market.

<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/003_5.jpg" rel="gallery-all" title="91 Montague Street orientation and apartment positioning"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/003_5.jpg?itok=I6s5mxCL" title="91 Montague Street orientation and apartment positioning" typeof="foaf:Image"></a>

<figcaption>91 Montague Street orientation and apartment positioning</figcaption></figure>A multitude of planning applications for Fishermans Bend have been filed with the State Government seeking approval and like all others 91 Montague faces a lenghthy wait until the State Government releases a comprehensive structure plan for the impending renewal area.

All images © Plus Architecture.
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Planning Application > 91 Montague Street, South Melbourne

Summary and thoughts on the community forum for Fishermans Bend

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The editor's picks from the project database: Planning Assessment status, July 2013. See our top five picks for Under Construction in <a href="/news/urban-com-aus-top-5-picks-under-construction-june-2013">June 2013</a>.

<h2>5. 204-210 Ballarat Road, Maidstone</h2>

Why do we like it? Maidstone/Braybrook/Sunshine is the possibly one of the last regions of Melbourne the average Joe would think apartments would have a place. But when you see a project like this pop up, you have to sit up and take notice. 5 levels and on a major road which has the capacity to be a major East-West Bus Rapid Transit route into and out of the Footscray CAD, 204-210 Ballarat Road is sure to set a precedent.

<a href="/new-apartments/amber-apartments-204-ballarat-road-maidstone"><img alt="" src="/sites/urban.melbourne/files/project-renders/Image8_0.jpg" style="width: 710px; height: 378px;"></a>

<h2>4. Packington Apartments - 44 Packington Street, St Kilda</h2>

Why do we like it? Excellent Public Transport links nearby, low-rise and epitomises the type of building which the <a href="/news/transforming-australian-cities-a-must-read">Transforming Australian Cities</a> strategy calls for in or near appropriate public transport corridors all over Melbourne.

<a href="/buildings/leroy-40-packington-street-st-kilda"><img alt="" src="/sites/urban.melbourne/files/project-renders/56_19-04-2013_1403.jpg?slideshow=true&amp;slideshowAuto=false&amp;slideshowSpeed=4000&amp;speed=350&amp;transition=fade" style="width: 710px; height: 377px;"></a>

<h2>3. 81 Argyle Street, Fitzroy</h2>

Why do we like it? Another perfect <a href="/news/transforming-australian-cities-a-must-read">TAC</a> example - low-rise, increases density, superb public transport links nearby on Nicholson and Johnston Streets. I'm calling it: it looks as if it will become a hidden gem - much like how it's possible stumble upon multiple interesting buildings in the CBD when you navigate labyrinth of laneways, 81 Argyle, positioned back from the main thoroughfares, will provide ample surprise factor for people who choose to go meandering in the back streets of Fitzroy. Wood facade? Yes please!

<a href="/buildings/bespoke-fitzroy-81-argyle-street-fitzroy"><img alt="" src="/sites/urban.melbourne/files/project-renders/81-argyle-st-fitzroy.jpg?slideshow=true&amp;slideshowAuto=false&amp;slideshowSpeed=4000&amp;speed=350&amp;transition=fade" style="width: 580px; height: 320px;"></a>

<h2>2. 150 Turner Street, Port Melbourne</h2>

Why do we like it? 150 Turner only popped up on the radar as early as this <a href="/news/lorimer-precinct-artisan-architects-lead-the-way">week</a>. Kudos to the architect for boldly going with a green facade - it's not a colour one would say has been executed all that well in Melbourne to date. Nevertheless, <a href="/news">looking at all angles</a> the building has many appealling features: no single facade will be the same, a unique podium facade will add to street-level interest and overall the height, bulk and general characteristics look to, on paper, agree with much of what the City of Port Phillip have outlined as part of the <a href="/news/port-phillips-montague-structure-plan">Montague Structure Plan</a> (albeit, this tower is proposed in the adjacent Lorimer precinct) - this is definitely one to watch.

<a href="/new-apartments/150-turner-street-port-melbourne"><img alt="" src="/sites/urban.melbourne/files/project-renders/flyer.jpg?slideshow=true&amp;slideshowAuto=false&amp;slideshowSpeed=4000&amp;speed=350&amp;transition=fade" style="width: 710px; height: 455px;"></a>

<h2>1. Queensbridge Tower - 1-23 Queensbridge Street, Southbank</h2>

Why do we like it? Bates Smart. The name commands respect - after all they are one of this country's oldest firms - of Royal Exhibition Building, ICI House and adjacent Freshwater Place (to name but a few) fame. Where certain soundbites will pan the height of new skyscraper developments almost universally, we say: Queensbridge Tower will add to the collection of towers on Southbank already as high and as diverse as the entire Perth CBD furthermore enhancing Southbank's own evolving hyper-density identity.

The urban tall is just as important as the urban small.

<a href="/new-apartments/one-queensbridge-street-1-23-queensbridge-street-southbank"><img alt="" src="/sites/urban.melbourne/files/project-renders/Image14.jpg?slideshow=true&amp;slideshowAuto=false&amp;slideshowSpeed=4000&amp;speed=350&amp;transition=fade" style="width: 641px; height: 453px;"></a>

Agree or disagree? Let us know!
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