<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

Footscray

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Near on a year after being submitted, Footscray's last major development within the Joseph Road Precinct is all but reality.

Last week it was recommended by internal planners that Maribyrnong Council's City Development Special Committee issue a Notice of Decision to Grant a Permit for the multi-towered development which accounts for the last 'super site' within the 17 hectare renewal area. 2 Neilson Place is the final piece of the puzzle within the vast formerly light industrial land holding which constitutes the Joseph Road Precinct.

Over recent years six separate scheme within the precinct have gained approval, amounting to some 3,300 new apartments. 

<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/image77_2.jpg" rel="gallery-all" title="2 Neilson Street. Planning image: Architecton"><img alt="" class="image-article-full-width-580px" height="542" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image77_2.jpg?itok=tP_P4IeT" title="2 Neilson Street. Planning image: Architecton" width="580"></a>

<figcaption>2 Neilson Street. Planning image: Architecton</figcaption></figure>Carrying a cost of development of $180 million, 2 Neilson Place is positioned to add another 500 plus apartments to Joseph Road Precinct. Of these, 5% are to be allocated as affordable housing.

Set across 6,323 square metres, 2 Neilson Place also adds 620 square metres of retail floor space, 3,418 square metres of office space and capacity for a childcare centre. A variety of amenities are anchored by podium and tooftop open spaces.

Well beyond the preferred maximum building height of 12 storeys, "consideration has been given to reducing the heights, however any reduction in height would not make any significant difference to the urban environment of Joseph Road." This is in response to earlier approvals in some instances reaching 32 levels.

<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_0054.jpg" rel="gallery-all" title="Riverina's first phase under construction"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_0054.jpg?itok=ylsRe4Gi" title="Riverina's first phase under construction" width="580"></a>

<figcaption>Riverina's first phase under construction</figcaption></figure>With the planning aspect of Joseph Road Precinct all but complete, the challenge for developers is to now deliver the thousands of approved apartments.

In total 23 separate residential towers are in play within the precinct, and of those only a trio of mid-sized towers which represent stage one of Riverina are at construction. Having ridden the wave of foreign-based interest in Melbourne's apartment market, Riverina had sold well initially, although the rate of sales for current and future releases may not be as rapid.

The sheer number of apartments involved coupled with the restrictive measures placed on foreign investors and the 'cooling' within certain pockets of Melbourne's apartment market may lead to a slower roll-out of construction within Joseph Road Precinct.

4 Neilson Place known as The Tannery has conducted a low-key sales campaign whilst Growland's Victoria Square opposite Riverina has begun its sales campaign in earnest.
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silvermb

Joseph Road precinct's final application sails toward reality; now for the task of delivery

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A vacant development site in Melbourne’s inner western suburbs of Footscray has been listed.
The <a href="https://www.realcommercial.com.au/property-land+development-vic-west+footscray-502352954" target="_blank">130-186 Buckley Street</a> property is zoned Mixed Use and comprises 4341 square metre on three titles, with 290 metres street frontage.
According to the marketing agent, Teska Carson director George Takis, the property should appeal to developers, investors and owner-occupiers.
"This is a very well located site right on Buckley Street and close to Middle Footscray station,” Takis said.
“Footscray is one of the most rapidly growing suburbs in Metropolitan Melbourne, with the location currently subject to unprecedented levels of residential and commercial development.
“This is a direct consequence of the policies of the Victorian state government and Maribyrnong City council in promoting this precinct as an ideal inner city fringe location.
"We expect strong interest for this property from buyers, especially developers, at a time when Footscray is emerging as one of Melbourne’s key residential and commercial destinations,’’
The property will be sold by public tender closing Wednesday, May 17 at 2pm and is expected to fetch more than $4.4 million.
</body></html>

j.ballantyne1990-6AQqhLzZaK

Vacant Footscray development site listed

<html><body>
<img src="https://counter.theconversation.edu.au/content/75609/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Those who value “multiculturalism” and “access to the city” as key markers of a vibrant, progressive city will find these attributes in the Melbourne suburb of Footscray.
Yet, at the same time, they will find them under threat through the forces of gentrification. These are the same forces that have, through time, transformed former “slums” such as Carlton, Fitzroy, Abbotsford and Richmond into “blue-ribbon” suburbs of Melbourne.
It is, inevitably, Footscray’s turn because of its proximity to the CBD. Many outside stakeholders have aspirations and conceptualised visions for the suburb.
These emerged at the turn of the millennium, when the Melbourne 2030 plan and its subsequent updates envisioned a new “central activity area” in Footscray.
A suburb in transition
In response to the metropolitan plans, substantial changes have been made to the council’s planning framework. New schemes allow for developments up to 25 storeys high along the banks of the Maribyrnong River and over the Footscray Market site.
With public investment to match, further catalysts of urban renewal were the substantial upgrade of Footscray railway station and other investments to polish the public realm.
Following the script of urban intensification, apartments have mushroomed in and around the suburb – with developers and investors colluding to rewrite and perpetuate new narratives.
In a tacit attempt to dilute Footcray’s shadier reputation, the suburb has been reimagined as the next “St Kilda” or “Fitzroy”. This has helped to raise unit prices and attract different types of residents and businesses.
These market-led models of urban development and renewal discount Footscray’s existing socio-physical and cultural landscape. The result is exclusionary, culturally homogeneous places and spaces. These reflect the fundamental top-down global and cultural drivers of the city in the race to climb (or, in Melbourne’s case, retain) liveability rankings.
On the contrary, multiculturalism is essentially a bottom-up phenomenon: ethnic enclaves form organically in the process of migrants settling down and “accessing the city” economically, socially and culturally. This is something that cannot be planned nor designed, but can be assisted.
In fact, Footscray has been an exemplar of this practice. The suburb’s absorption of immigrants has given rise to distinct Vietnamese, South Asian and Horn of African commercial precincts.
Improvement or displacement?
Formal agents of change (politicians, administrators, planners, designers) seem to view this urban condition as a temporary, transitional state to be eventually “improved”. They are often narrowly focused on physical and economic benchmarks.
The changes are compounded by a contemporary housing affordability crisis. Footscray has been attracting a local migration of first-home buyers and “hipsters” searching for more affordable properties and rent.
One might argue that this is a recipe for a multiculturalism where differences co-exist – or at least are juxtaposed. That might be true, if only the local white gentrification culture does not displace the minority cultures and socio-economic groups, as is happening to newer outer centres such as Sunshine and Broadmeadows.
Footscray’s beating heart
Critically, many may not realise the tenuous vulnerability of the place.
Last December, Footscray lost one of its most substantial cultural institutions, when the Little Saigon Market burnt down due to an electrical fault. Befitting current development trends, there are now plans for the site to become a 12-storey “mixed use” apartment building.
Both Footscray Market and Little Saigon Market are the key urban centres that sustain the commercial, culinary and cultural life of the suburb. However, Footscray Market is wholly owned by an individual – and there has been a proposal to replace it with a ubiquitous “mixed use” tower-on-podium development. This would (and still could) hasten the demise of Footscray’s distinctive character.
This is in stark contrast to the hundreds of millions of dollars being invested in Melbourne’s Queen Victoria Market and other markets. Established during the European colonisation and migration period, these have accrued heritage status. This arguably implies that Footscray’s markets are “minority markets” for lesser sub-cultures.
Significantly, in Footscray, multiculturalism and access to the city are lived experiences. The spatial and social implications are reflected in the ways buildings are used and goods are sold on the street.
A walk along Leeds Street reveals the finest scale of commercial practice by individual vendors. They hand-carry or push their cultural-specific wares on shopping trolleys – tactics to camouflage their subversive practices in busy pedestrian areas.
A different story
What we advocate for here is that there are alternatives to the ubiquitous developer-driven urbanisation; these make it possible to carefully consider the local communities directly affected by developments.
The City of Melbourne’s complex negotiations between developers and key stakeholders at Queen Victoria Market offers a potential local model. There’s no reason this model could not be carefully applied and extended to Footscray’s markets.
Complementing the markets, Footscray’s small and fine-scaled businesses should be recognised as alternative models of urban vibrancy and participative, socioeconomic resilience.
These are highly interrelated practices, which help mitigate socio-economic inequity, while meaningfully contributing to and showcasing Melbourne’s multiculturalism.
Sidh Sintusingha is senior lecturer in Landscape Architecture, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/sidh-sintusingha-352893" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Footscray: When a suburb's turn for gentrification comes

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Site purchase and demolition for one of Footscray's key renewal sites occurred during 2012. Thereafter the Binks Ford site has seen precious little activity.

But now plans are afoot for an intensive redevelopment of the 9,047sqm plot which abuts the Footscray rail corridor.  Developer AVIC Developments Pty Ltd is seeking the green light for 412 dwellings across four separate residential buildings, with the tallest maxing out at 10 levels.

Dubbed 'Cowper Village' within the application, 34 Cowper Street was sold some years ago by Places Victoria. In a push to regenerate the massive land holding, AVIC Developments Pty Ltd has teamed with architects ClarkeHopkinsClarke. 

<h2>34 Cowper Street application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image55_6.jpg" rel="gallery-all" title="The proposed development's northerly aspect. Planning image: ClarkeHopkinsClarke"><img alt="" class="image-article-full-width-580px" height="564" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image55_6.jpg?itok=P0SBVfgG" title="The proposed development's northerly aspect. Planning image: ClarkeHopkinsClarke" width="580"></a>

<figcaption>The proposed development's northerly aspect. Planning image: ClarkeHopkinsClarke</figcaption></figure><ul>
<li>Vacant 9,047sqm site with 166.7m street frontage</li>
	<li>Proposed residential development of 412 dwellings across 4 separate buildings</li>
	<li>16 x townhouses, 192 x 1BR, 194 x 2BR, 10 x SOHO</li>
	<li>Maximum building height: 10 storeys or 31.7m</li>
	<li>4 retail tenancies: total of 518sqm available</li>
	<li>Provision for 196 vehicles and 84 bicycles</li>
	<li>Cost of development estimated at $100 million</li>
	<li>Ground, Level 1 and rooftop green spaces</li>
</ul>
Current plans for 34 Cowper Street are modest from a height perspective, relative to a number of earlier site-specific designs created (as seen below), and relative to the scale of development throughout the adjacent Joseph Road Precinct.

Indeed ClarkeHopkinsClarke's initial submission for 34 Cowper Street was significantly higher; 7 levels have been lopped from earlier plans in order to comply with preferred building heights under local built form guidelines. The loss of 7 levels hasn't demonstrably affected to total project apartment yield, with 33 less dwellings across the project.

Further design changes following Maribyrnong City Council's initial feedback also see a reworked open space plaza, enhanced pedestrian connectivity and amendments to the internal laneway.

<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/image57_6.jpg" rel="gallery-all" title="Site concepts by Plus Architecture and Peddle Thorp Architects which advanced no further."><img alt="" class="image-article-full-width-580px" height="390" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image57_6.jpg?itok=Tr2gGNiU" title="Site concepts by Plus Architecture and Peddle Thorp Architects which advanced no further." width="580"></a>

<figcaption>Site concepts by Plus Architecture and Peddle Thorp Architects which advanced no further.</figcaption></figure>With Jospeh Road Precinct all but accounted for, and the Kinnears site <a href="/news/rf-property-australias-first-melbourne-project-enters-the-starting-gates">ready for its sales launch</a>, 34 Cowper Street is the last of Footscray's 'super sites' to enter planning. Beyond the Binks Ford redevelopment, smaller-scale blocks such as Ryco at 11-19 Whitehall Street and the 501 Receptions site at <a href="/new-apartments/495-507-barkly-street-footscray">501 Barkly Street</a> represent the next largest development sites in the pipeline.

The additions of 34 Cowper Street to the Apartments.com.au Project Database boosts the overall number of apartments monitored by Apartments.com.au within Footscray to an impressive 7,400. This figure is spread across 37 separate projects, with the majority of apartments found within Joseph Road Precinct.

Of those 7,400 plus apartments under 500 are at construction, alluding to the massive growth in Footscray's population that awaits.

<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/image56_4.jpg" rel="gallery-all" title="A broadside development perspective. Planning image: ClarkeHopkinsClarke"><img alt="" class="image-article-full-width-580px" height="270" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image56_4.jpg?itok=DNs5j1ul" title="A broadside development perspective. Planning image: ClarkeHopkinsClarke" width="580"></a>

<figcaption>A broadside development perspective. Planning image: ClarkeHopkinsClarke</figcaption></figure><h2>34 Cowper Street development team</h2>

<ul>
<li>Developer: AVIC Development Pty Ltd</li>
	<li>Architect &amp; Urban Context: ClarkeHopkinsClarke</li>
	<li>Planning: Hellier McFarland</li>
	<li>Traffic Engineering: Traffix Group</li>
	<li>Waste Management: Leigh Design</li>
	<li>Sustainable Management Plan: F2 Design</li>
	<li>Environmental Noise Assessment: Marshall Day</li>
	<li>Wind Assessment : MEL Consultants</li>
	<li>Landscape Plan: MDG Landscape Architects</li>
	<li>Statement of Environmental Audit: Golder Associates</li>
	<li>Social Impact Assessment: Ratio Consultants</li>
</ul>
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Footscray's Binks Ford site finally in line for development

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The long-dormant Kinnears site fronting Ballarat Road is all but ready to begin its transformation into one of Footscray's largest apartment-driven urban renewal projects.

An onsite display suite that will cater for the multiple towers to be developed over the life of the project is now complete, and ready to be swung into action once developer R&amp;F Property Australia launches the first phase of the project. And Kinnears' first stage looks to be a 15 level apartment tower at the eastern end of the sprawling site.

Kinnears which is addressed 124-188 Ballarat Road is R&amp;F Property Australia's first major development in Melbourne. 

Kinnears' rebirth first came to prominence <a href="/news/rf-properties-advance-plans-for-kinnears-footscray-redevelopment">during late 2015</a>, with Elenberg Fraser enlisted by the developer to create a new masterplanned residential enclave. In doing so, limited demolition and adaptation of existing heritage buildings spread over the site has been worked into the overall masterplan, which also includes provisions for 1,400 plus new dwellings.

The display suite model depicting the entire project is very much in line with the 2015 site plan, and sees a number of new north-south pedestrian and vehicle links dividing the site.

<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/image2kinn.jpg" rel="gallery-all" title="The Kinnears site masterplan."><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image2kinn.jpg?itok=cXhqcWcX" title="The Kinnears site masterplan." width="580"></a>

<figcaption>The Kinnears site masterplan.</figcaption></figure>Information within the display also elaborates on the project's public features. Shops and a supermarket will be set around a plaza, with communal facilities such as a childcare centre, kindergarden, maternal and child health centre also in the mix. Offices, a gym and further medical-based spaces add the the development's mixed-use nature.

R&amp;F Property Australia, part of Guangzhou-based R&amp;F Properties, has been trying to gain a foothold in Melbourne for some years.

At one stage the developer was primed to secure Fishermans Bend's <a href="https://urban.melbourne/projects/fishermans-bend-renewal-area/60-82-johnson-street-south-melbourne">60-82 Johnson Street</a>, but that deal <a href="http://www.smh.com.au/business/property/developer-mcnee-makes-a-30-million-killing-on-south-melbourne-apartments-site-20170124-gtxnkd">failed to materialise</a>, with local developer Salvo Property Group subsequently securing the approved site. R&amp;F Property Australia's next move was for Kinnears, successfully acquiring the site from <a href="http://www.afr.com/real-estate/residential/richard-gu-nets-60m-for-footscray-development-site-20140722-jjllw">AXF Group for $60 million during 2014</a>, with development plans already in motion at that stage.

Based in Melbourne, R&amp;F Property Australia's first successful move on the national development scene was in Brisbane. Dubbed <a href="http://www.rfaustralia.com.au/project/brisbane-1/">Brisbane 1</a>, the project sees 600 plus apartments in development over multiple buildings on a 4,661sqm plot in South Brisbane.

With the imminent launch of Kinnears, R&amp;F Property Australia also now has a Melbourne-based apartment project that will be rolled out in stages over coming years. Imagery for subsequent stages of the Kinnears development can be seen <a href="http://www.starweekly.com.au/news/plans-lodged-for-first-stage-of-kinnears-rope-factory-redevelopment/pub/maribyrnong_hobsons_bay/">here</a>.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image77_1.jpg" rel="gallery-all" title="R &amp; F Properties first Australian project. Image: brisbane1towers.com.au"><img alt="" class="image-article-full-width-580px" height="724" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image77_1.jpg?itok=sb9vAKmn" title="R &amp; F Properties first Australian project. Image: brisbane1towers.com.au" width="580"></a>

<figcaption>R &amp; F Properties first Australian project. Image: brisbane1towers.com.au</figcaption></figure>
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R&F Property Australia's first Melbourne project enters the starting gates 

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The latest and last of Footscray's Joseph Road Precinct super-sites has gone to advertising, outlining a quartet of residential towers planned for the site which is referred to as 2 Nielson Place.

No less that 577 apartments are requested as part of a permit that would square away Joseph Road Precinct's final major land allotment. FJP Pty Ltd is behind the development push, with Architecton in the primary design role; something they would be altogether used to given their existing design experience within the precinct.

Following on from an initial application, revised plans were submitted late last year which lessened the height of three towers and consequently the overall apartment yield.

<h2>2 Neilson Place application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image35_8.jpg" rel="gallery-all" title="Architecton's latest project for the precinct."><img alt="" class="image-article-full-width-580px" height="527" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image35_8.jpg?itok=ZpmurAUP" title="Architecton's latest project for the precinct." width="580"></a>

<figcaption>Architecton's latest project for the precinct.</figcaption></figure><ul>
<li>Vacant land plot of 6,264sqm with two street frontages</li>
	<li>Proposed quartet of towers, with the tallest at 26 levels or 86 metres</li>
	<li>577 apartments: 230 x 1BR, 274 x 2BR, 73 x 3BR</li>
	<li>Average apartment sizes: 1BR: 46sqm, 2BR: 76sqm, 3BR: 115sqm</li>
	<li>290sqm of ground floor food/drink space</li>
	<li>465sqm of commercial office space</li>
	<li>3,113sqm of communal open space</li>
	<li>3,382sqm of internal communal facilities</li>
	<li>Podium parking for 572 cars</li>
	<li>Estimated development cost: $180 million</li>
</ul>
<h2>Amenity plus</h2>

The staged development is noteworthy for the level of amenity that it intends to bring to the precinct.

As outlined above, a combined total of 6,495sqm of communal space is dedicated to the 577 apartments, which equates to an average of 11.26sqm of open space per apartment. This figure is very much symptomatic of the larger, staged developments within Joseph Road Precinct.

Project specific amenities include podium-top facilities such as a gym, pool, change rooms, internal and external lounge areas, shared kitchen, dining areas, yoga room and a large landscaped open space area. Each tower rooftop sees an external courtyard adjoining an internal multi-purpose area.

Aesthetically 2 Nielson Place's major tower has been designed to be clad in rose gold glass, with Luna St Kilda cited as a design example. Offsetting the 86m golden edifice would be a smaller tower with light grey tinted glass as its primary expression, while the smaller duo would feature dark glass framed by offwhite composite panels.

'Sandstone' finished tiles are envisaged for the projects ground level interface, providing the street level with a 'softer' more earthier appearance.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image34_9.jpg" rel="gallery-all" title="Amenity to the fore"><img alt="" class="image-article-full-width-580px" height="412" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image34_9.jpg?itok=1awYbeLP" title="Amenity to the fore" width="580"></a>

<figcaption>Amenity to the fore</figcaption></figure><h2>Joseph Road Precinct at large</h2>

2 Nielson Place is Joseph Road Precinct's seventh major development; of those seven, five can be considered multi-tower developments. At this stage and assuming 2 Nielson Place is approved along its current design path, 23 residential buildings are slated for the precinct, with none yet to reach completion.

2 Nielson Place's 577 apartments adds to the roughly 3,385 apartments already given the nod for the riverside precinct. These apartments will be delivered in towers of up to 31 levels.

How Joseph Road Precinct's planning outcomes compare to initial structure plan expectations will be the subject of another forthcoming article.

<h2>2 Neilson Place development team</h2>

<ul>
<li>FJP Pty Ltd ATF Palazzo Family Superannuation Fund</li>
	<li>Architecture and Urban Context: Architecton</li>
	<li>Planning: Urbis</li>
	<li>Landscape Plan: Urbis Landscape Architects</li>
	<li>Traffic Engineering Assessment: Ratio</li>
	<li>Acoustic, Pedestrian Level Winds and Wind Tunnel Test: Vipac</li>
	<li>Sustainable Management Plan: Sustainability House</li>
	<li>Waste Management Plan: Ratio</li>
	<li>Cultural Heritage Report: Terra Culture</li>
</ul>
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2 Neilson Place rounds out Footscray's Joseph Road Precinct

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On 2 January 2017, it was reported that several popular eateries and bars in <a href="/new-apartments/footscray-vic-3011">Footscray</a> had been vandalised, including the perennially successful 8 Bit Burgers on Droop Street, and Up In Smoke on Hopkins Street. 8 Bit had the warm new year's welcome gift of 14 smashed windows and the words “F**k off hipster scum” spray-painted on their entrance.

Meanwhile, another popular coffee haunt, Rudimentary, had rotten meat thrown into their premises. The stench of it was so bad it took the staff <a href="http://www.theage.com.au/victoria/rotten-bag-of-meat-thrown-at-hipster-cafe-in-footscray-20170103-gtl8yr">several days to remove.</a>

This isn't the first instance of protests against gentrification in Footscray. Littlefoot Bar reported that anti-gentrification stickers had been pasted on their facade shortly after opening in 2015. Some of these had messages like, “People said it was too dangerous to live here, but you can actually find a couple of nice cafes now”. These stickers stopped shortly after the owners posted their own story about being a local family of 8 years and wanting to start a bar on Barkly Street where none had previously existed.

I've tried three out of four of these businesses (sorry Littlefoot, I'm a bit of a dag to be hanging out late at night drinking whiskey and listening to groovy music), and the products and services they offer are of a very high standard, with price points to match. Clearly their success shows that the price point is appropriate for the market they are targeting.

Reading about these acts, I feel awful for the owners of these businesses and can only imagine how hard they worked to establish themselves. Who exactly are the “hipster scum”? Do they mean me? (Probably). And what does ''hipster'' even mean? Is that like saying “yuppie”? What does that even mean? That could mean anybody.

The great minds on the Urban Happiness: University of Melbourne Facebook group got talking about these incidents, and most were in agreement about how senseless the vandalism was. Others saw it as an act of protest by locals resisting social change and gentrification.

I suggested that perhaps if businesses such as these weren't charging $25 for fries, milkshake and teeny burgers, maybe more people could try them and incidents like this wouldn't occur so often, or at all. But observations like this miss the important issues. Another clever comment from another user was that just because people like $2000 Prada bags, it doesn't mean every suburb needs a Prada shop.

Everyone knows that Footscray has a rich culinary history, and a wide range of food from the Asian and African continents can be enjoyed with much gusto at a range of price points (usually between $9 and $14 for a large, satisfying main meal). Until the untimely demise of the Little Saigon Market, it was possible to enjoy all manner of Asian dishes with a side of rice for under $12, and usually with an entree (mung bean pie or crispy fried squid) or a drink.

It could be said that the hamburger was once part of the everyday suburban food experience, but at its core is a symbol of US imperialism; selling and consuming such things only prolongs this hegemony. Until the recent gourmet burger proliferation, burgers have been a fast food that is accessible to anyone, along with meat pies, pizza and, of course, ''Friday night fish n chips''.

So, what is under attack here? Is it the individual businesses, or the culture they represent? Our culture has been formed out of many, including American. Let's set aside the hegemonic hamburgers and look at the bigger issues here.

Gentrification is widely accepted as the process of a new socio-economic group moving into a suburb alongside the established cohort, and when too much of this occurs too quickly, the result is that the existing cohort moves elsewhere. Gentrification can result in a change of place, a change of demographics and an increase in property prices. An immediate effect of this is new businesses popping up and attracting new customers, and new financial and social capital, which gives life to existing buildings and streetscapes that have been in disrepair, therefore contributing to ''civic literacy'', where <a href="http://www.nathanstorring.com/2014/10/29/jane-jacobs-on-gentrification">everyone can take ownership of the space by engaging with the place</a>.

<a href="/new-apartments/maribyrnong-vic-3032">Maribyrnong</a> City Council (MCC) has been actively trying to promote Footscray as a town that is “open for business” through attracting new businesses to enliven the streets, but also by moving the ''undesirables'' along. Footscray has a reputation for being a rough place. At its most benign, it's viewed as a post-industrial town coming out of a decline, and at its worst, as a town with a reputation for street violence and drug abuse, regularly frequented by transient people with antisocial habits.

MCC has been trying to improve Footscray by changing the street-furniture and urban design in Nicholson Street and near the train station, which is cleaner and well lit at night to discourage people from hanging around in public. Private sector enterprises (both commercial and social) have been embraced and are changing the area by bringing in new customers and new activity.

Dr Maree Pardy, social and cultural anthropologist, has described MCC's approach as ''vengeful with a cappuccino”! The ''undesirables'' who used to have somewhere to meet are being moved away, and MCC gets what it wants: new business that activates the street frontages and brings in new residents, and new trade. But these approaches fail to recognise the causes of anti-social behaviour in the first instance and/or why they come to Footscray, and this is where local and state government need to step in and help in a big way, or get behind social enterprises that can.

Dr Pardy also talks about the fact that the visceral (or voyeuristic?) experience of meeting familiar faces and watching people is probably lost as a result of council's clean-up. The Wominjeka Tarnuk Yooroom rock sculpture, meaning ''welcome bowl'', was much derided as a waste of money by the Traders' Association when completed in 2013, on the corner of Paisley and Nicholson streets. The artwork fulfills the meeting place aspect, but without offering shade for hot and wet days.

In fact, the whole Nicholson Street Mall is without decent shelter from the elements. Even though the mist of water that sprays from a few of the rocks is a welcome relief on a summer's day, this is annoying for the remaining three seasons of the year; the sculpture, therefore, has a tinge of the vengeful.

If the vandals targeting these four businesses are class warriors trying to resist demographic changes in the area, they have missed the boat by at least 5 years – the residential property prices and rates of growth tell us that Footscray is now firmly on the radar of first-home buyers trying to get a bargain. It might be a coincidence that these businesses all popped up around 2015; the 2015-16 financial year demonstrated an <a href="https://www.domain.com.au/suburb-profile/footscray-vic-3011">18% jump in the median 2 bedroom house price</a>, from $627K to $745K.

Between 2010 and 2012, Footscray and the surrounding suburbs of <a href="/new-townhouses/seddon-vic-3011">Seddon</a> ($875K), <a href="/new-apartments/yarraville-vic-3013">Yarraville</a> ($865K) and <a href="/new-apartments/west-footscray-vic-3012">West Footscray</a> ($721K) all had either steady or no growth, but since 2012 have had about 11% growth per year (obviously from differing median house prices). Consider further that the median 2 bedroom house price in inner city Melbourne is $1.336 million.

Footscray offers a lot of housing close to the city and is well-serviced by public amenities for considerably less money than other areas that have a strong multicultural working-class background, such as <a href="/new-apartments/brunswick-vic-3056">Brunswick ($899K)</a>, <a href="/new-apartments/richmond-vic-3121">Richmond ($1,119 million)</a> &amp; <a href="/new-apartments/flemington-vic-3031">Flemington ($875K)</a>. The steady growth in Footscray, Seddon and West Footscray is a reflection of the popularity of the area and its affordability – or rather, they are less expensive than all the other options.

I see Footscray as being relatively self-contained compared to other inner city suburbs that enjoy cultural spill-over (<a href="/new-apartments/collingwood-vic-3066">Collingwood</a>, <a href="/new-apartments/fitzroy-vic-3065">Fitzroy</a> and <a href="/new-apartments/abbotsford-vic-3067">Abbotsford</a>, and <a href="/new-apartments/brunswick-vic-3056">Brunswick</a>, <a href="/new-apartments/coburg-vic-3058">Coburg</a> and <a href="/new-apartments/preston-vic-3072">Preston</a>) by virtue of being located close to the Port of Melbourne, bounded by the Maribyrnong River and Old Geelong Road, and surrounded by manufacturing and industrial complexes to the east and south.

Even the rest of Melbourne shares this impression – a current series of postcards published by Public Transport Victoria promoted the suburb with a design aesthetic straight out a 1930s travel magazine, making the Footscray Market appear like an oasis in a dense jungle.

The bike ride I take most days between the city and Footscray is either via Dynon or Footscray roads – the greyfields that separate the rest of Melbourne from Footscray. Regardless of its isolation from artistic hotspots, there's no shortage of creative happenings. The locals create their own artistic (Footscray Community Arts Centre) and creative (100 Story Building) opportunities.

Perhaps this is why the place feels very tribal, for want of a better word, and residents want to protect that as much as possible. A great example of this was seen during the Grand Final, when picket fences all around the west were painted in Western Bulldogs red, white and blue.

The class warriors vandalising a few small businesses are prepared to act in an ugly way to protect their westside “tribe''. The west offers some of this city's few remaining suburbs where it is still possible for the average Melburnian to own their own home in a vibrant and diverse area within 10km of the CBD. In the mind of the vandal, you have to match the reputation of Footscray to join the tribe, otherwise you are a threat.

Frankly, asking new businesses, or even new residents, to “prove their rep” so they can be accepted is childish in the extreme! What I would say about these businesses is that start-up ventures such as these could easily have failed, and surely the proprietor's struggle is admirable. They don't need to prove how much of a Westie they are because they obviously love the suburb and are doing their best to add to its diversity.

In simple terms, the benefits of these new businesses to Footscray are:

<ul>
<li>They offer a variety of goods and services at different price points.</li>
	<li>They provide new employment opportunities that previously did not exist (and not just for those who work there, but for professionals and tradespersons facilitating opening their premises).</li>
	<li>They pay council rates and taxes.</li>
</ul>
But what do these businesses actually do for the street?

<ul>
<li>Late night trading makes streets safer for pedestrians and residents at night.</li>
	<li>They add a sense of vitality, movement and progression: there is somewhere to go.</li>
	<li>They contribute to an enriched urban experience and civic literacy.</li>
</ul>
So, I wouldn't say that bad gentrification has occurred here in Footscray… yet. In The Life and Death of American Cities, journalist Jane Jacobs says that a little bit of gentrification is good for all the positives listed earlier, but that too much means the existing diversity is stamped out, and the only choice for existing residents is to move on.

In the case of Footscray, perhaps it is just that some of the negative effects of gentrification have occurred sooner than anticipated: for instance the sharp increase in property values, further dividing those who own and those who rent. Of course, expensive niche food and drink such as $6 cold-drip coffee doesn't appeal to everyone, nor is it readily accessible to all residents.

Cost differences aside, the fact that these things exist alongside $10.50 burgers, $9 bowls of pho and $12 platters of beyaynetu in this wonderful, crazy place means our new “hipster” cafes are making a bigger contribution to diversity than they probably thought.

Redmond Hamlett is a Director of <a href="http://www.woollanhamlett.com.au/">Woollan Hamlett Architects</a>, a St Kilda-based architecture practice specialising in projects that create enhanced social outcomes.
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Redmond Hamlett

Hipsters join the westside tribe

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A Melbourne investor investor has paid $1.425 million on 2 percent yield for a Footscray warehouse with development potential
The property, 112 Buckley Street, is a 435 square metre office and warehouse on a 646 square metre site sold subject to a monthly lease to an auto repair business returning $28,560 per annum net.
Selling agent Julian Heatherich from Savills said it was a prime development site with the potential for a six level building and an existing tenancy providing holding income, sold as a long term investment.
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Investor buys Footscray site on 2 percent yield

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The heart of Footscray is in for more change as Banco Group looks to facilitate the development of an underutilised tract of land.

With the balance of the sizeable site an at grade car park, 14 Albert Street has been earmarked for a mixed-use development. In addition to residential apartments, a cinema, supermarket, speciality shops, aged care facility, medical centres and a restaurant have all been included within the JAM Architects-designed proposal.

In its revised application, the development team has also sought to maintain activity around the development post hours.

According to the Urban Context Report, "It has long been a desire of Council to consolidate core retail within this precinct as well as facilitate a number of night-time activities that aid in maintaining security and preventing undesirables loitering within the Centre."

<h2>14 Albert Street Footscray application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image30_8.jpg" rel="gallery-all" title="Aerial perspective of the development. Planning image: JAM Architects"><img alt="" class="image-article-full-width-580px" height="582" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image30_8.jpg?itok=7uvDyJsJ" title="Aerial perspective of the development. Planning image: JAM Architects" width="580"></a>

<figcaption>Aerial perspective of the development. Planning image: JAM Architects</figcaption></figure><ul>
<li>Site area: 4,776sqm with three sizeable street frontages</li>
	<li>Current use: Commercial car park</li>
	<li>Proposed 13 and 19 storey mixed use development at 64.4m</li>
	<li>235 apartments: 146 x 1BR, 89 x 2BR</li>
	<li>Six cinema complex</li>
	<li>Medical centre on first floor and a two level nursing home above</li>
	<li>Supermarket and retail space totalling 2,469sqm</li>
	<li>420 car parking spaces over two basement levels and 180 bicycle bays</li>
	<li>Public realm upgrades along each of the Albert, Paisley and Grench Street frontages</li>
</ul>
<h2>Project features</h2>

14 Albert Street's ground level is anchored by a 1,206sqm supermarket, with 8 additional retail tenancies in tow. Dual courtyards also front Paisley Street and Albert Street.

Level 1 sees a function room, cafe, restaurant, outdoor terrace and the aforementioned cinemas ring additional car parking located through the podium. Level 2 is monopolised by 13 medical suites whilst level 3 is dedicated to ancillary aged care services.

120 aged care suites consume the following two levels, with level four including an outdoor terrace. Residential apartments follow thereafter and are supported by two expansive outdoor terraces.

<h2>Banco times three</h2>

14 Albert Street follows in the footsteps of Banco Group's first foray into the area by way of 18 Albert Street. Completed by Hacer during 2014, 18 Albert Street saw the construction of residential apartments above Footscray Plaza.

Also designed by JAM Architects, 18 Albert Street's revamp also brought a sizeable public artwork to the area, with the installation of a 240-square-metre screen on Albert Street and Pailsey Street. According to LED manufacturer Megabay, "The screen titled ‘<a href="http://www.megabay.com.au/recent-projects">Centricity</a>’, is Victoria’s largest LED-programmed steel sculpture designed by Melbourne artist Matthew Harding and symbolises Footscray’s diversity."

With 14 Albert Street set to join 18 Albert Street, Banco Group via their entity Paisley Pty Ltd still have a remaining central Footscray development site in the works, likely to be the nearby Forges site which will be subject to a separate planning application.

<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/174_a.jpg" rel="gallery-all" title="The revamped Footscray Plaza. Image: Hacer"><img alt="" class="image-article-full-width-580px" height="294" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/174_a.jpg?itok=fKBPBd0g" title="The revamped Footscray Plaza. Image: Hacer" width="580"></a>

<figcaption>The revamped Footscray Plaza. Image: Hacer</figcaption></figure><h2>14 Albert Street Footscray development team</h2>

<ul>
<li>Developer: Paisley Pty Ltd / Banco Group</li>
	<li>Architect: JAM Architects</li>
	<li>Planning: G2 Urban Planning</li>
	<li>Traffic &amp; waste Assessment: Salt 3</li>
	<li>Sustainable Management Plan: Edifice</li>
	<li>Landscape Plan: Rush Wright and Associates</li>
	<li>Wind impact Assessment: MEL Consultants</li>
</ul>
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Banco pushes further into Footscray

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A mixed-use development site in Melbourne’s Footscray has sold for $2.3 million before auction.
The 34 Moreland Street property has a permit for building 22 apartments over five levels and a ground floor commercial tenancy. 
The 370 sqm site sold on a unit rate of $104,545 per apartment and a land rate of $6,216 per sqm. 
The selling agents were Fitzroys’ Michael Ryan and James Gregson alongside Colliers’ Andrew Ryan and Hamish Burgess. 
The mixed-use zoned corner site comprises a single-level warehouse tenanted to pilates operator White Dog Studio on a three-year lease ending March 2018, returning $36,050 per annum. 
The permitted development of 1,271 sqm includes two and one-bedroom apartments and basement car parking. 
The site is located within the Footscray Activity Centre and close to Footscray Railway Station and Victoria University. 
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