Brisbane-based developer <a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a> has made a striking debut on the Gold Coast, officially unveiling its $250 million COMO development in Varsity Lakes, a lifestyle-driven residential project anchored by an extensive rooftop wellness and activity precinct.

Having recently launched to market, construction has already been fast-tracked by <a href="https://www.apartments.com.au/builders/5point-projects">5Point Projects</a>, ensuring momentum continues on what is set to become a landmark residential address for the growing Varsity Lakes community.

Located at 22 Lake Street, Varsity Lakes, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO</a> will comprise 156 apartments across 16 levels, comprising one-, two- and three-bedroom residences designed for modern living. However, it is the project’s rooftop amenity offering that sets COMO apart.

[smartcode_project:default project_id=135546 project_image_fid=363510]

Designed as a dedicated wellness and recreation hub, the rooftop will feature a 25-metre lap pool, fully equipped gymnasium, and multiple pickleball and paddleball courts - amenities rarely seen in boutique apartment projects.

Residents will also have access to a sauna and plunge baths, while landscaped gardens and relaxation zones will provide tranquil spaces overlooking sweeping panoramic views across the Gold Coast skyline.

The rooftop precinct has been designed to function as the social and wellness heart of the development, encouraging residents to embrace an active, balanced lifestyle within their own building.

&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363512]

Red &amp; Co director David Laverty said the amenity offering was central to the project’s design from the outset.

“Amenities were at the forefront of our decisions,” Laverty said.

“Buyers today are looking for more than just an apartment - they want a lifestyle that promotes health, connection and balance.

“The rooftop at COMO has been designed to be the epicentre of that lifestyle, with a suite of wellness and recreation facilities that are quite unique for a boutique development of this scale.”

&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363514]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the residences prioritise liveability, featuring spacious layouts, 2.7-metre ceilings and high-quality finishes throughout.

The development sits beside Bond University, placing residents within walking distance of education, retail and dining options within the vibrant Varsity Lakes precinct, including Robina Town Centre, Varsity Lakes Train Station and a range of leading schools.

[smartcode_project:default project_id=135546 project_image_fid=363511]

Laverty said the location was a key driver behind Red &amp; Co’s decision to bring the project to the Gold Coast.

“<a href="https://www.apartments.com.au/developments/varsity-lakes-qld-4227">Varsity Lakes</a> was a clear choice for us to invest in as it’s a lifestyle hub that seamlessly blends lakeside living with urbanity,” he said.&nbsp;

“Como will capitalize on this great location, delivering a project that not only creates premium homes, but a lifestyle defined by community, wellbeing, and connectivity.”

Red &amp; Co has delivered more than 500 apartments and townhouses across 26 projects in Brisbane in recent years, with COMO marking the company’s first major Gold Coast development.

[smartcode_project_cta:default project_id=135546]

Joel Robinson

Red & Co unveils amenity-rich Como development in Varsity Lakes

Gold Coast developer&nbsp;<a href="https://www.apartments.com.au/developers/big-projects">Big Projects</a> has secured approval for its second Mermaid Beach project.

The developer, currently selling <a href="https://www.apartments.com.au/new-apartments/the-frederick-mermaid-beach-2265-gold-coast-highway-mermaid-beach-qld-4218">The Frederick in Nobby Beach</a>, has secured approval for its next project just 1.5 kilomnetres up the road.

The new development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/glenelg-residences-2462-2472-gold-coast-highway-mermaid-beach-qld-4218">Glenelg Residences</a>, has been designed by BDA Architecture and&nbsp;will have just under 100 apartments across an 11-storey building&nbsp;at 2462–2472 Gold Coast Highway, on the corner of Glenelg Avenue just under 300m from the future Mermaid Beach Light Rail stop.

The apartments, a mix of two- and three-bedrooms, will sit above a retail-focused ground plane and under extensive rooftop resident amenities.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screen%20Shot%202024-06-11%20at%209.55.04%20am.png?VersionId=z6NV4izeuvhBSSVlY6vK6TPO1LxrFeaG" />

BDA said in its planning submission that the project is intended to support the area’s transition toward higher-density, mixed-use living. “This project offers the opportunity to generate appropriate higher-intensity development within the future Light Rail corridor of <a href="https://www.apartments.com.au/developments/mermaid-beach-qld-4218">Mermaid Beach</a>,” the submission noted.

At ground level, Glenelg Residences will include eight retail tenancies designed to activate the street frontage, complemented by a basement bar offering an additional hospitality element. Above, residents will have access to a rooftop amenity deck featuring an infinity pool, hot and cold plunge spas, day beds, and barbecue facilities.

The architectural approach adopts a restrained material palette of brick, textured concrete, and integrated landscaping, with cantilevered concrete frames and cascading planting intended to soften the built form. BDA described the design as aiming to create “a memorable sculptural mid-rise mixed-use building” that responds to both its coastal setting and urban context.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screen%20Shot%202024-06-11%20at%209.55.45%20am.png?VersionId=cpjIVBqcT_sujmo2UMWkVyLcQ7WGJHaQ" />

The approval comes as the City of Gold Coast continues to plan for significant population growth, with regional targets requiring more than 100,000 new high-density dwellings by 2046.

<section data-scroll-anchor="false" data-testid="conversation-turn-36" data-turn="assistant" data-turn-id="request-WEB:55d7c6ac-8e6d-4881-ad49-0ed9bf66d1cc-17" dir="auto">
Big Projects, led by Matthew and John Barrett, is part of a growing cohort of developers that deliver construction in-house, providing a high level of confidence to prospective purchasers.
</section>

[smartcode_project_cta:default project_id=150260]

Big Projects secures approval for Glenelg Residences in Mermaid Beach

Sherpa Group is ramping up its investment in the southern Gold Coast by lodging a development application for <a href="https://www.apartments.com.au/new-apartments/flourish-viver-87-griffith-street-coolangatta-qld-4225">Flourish Viveré</a>, a new $350 million project in Coolangatta.

The move comes after the group’s $27 million acquisition of the 2,029 sqm site on the corner of Griffith and Warner Street, last year.

They will develop 194 apartments across a 26-storey tower, which will become Sherpa’s largest project to date.

Viveré will be the next chapter in the Flourish story, following closely behind Amargo, Oasis, and the Avenues in Palm Beach, as well as Symphony in Brisbane, all designed to deliver affordable housing in lifestyle-rich locations, giving locals a real chance to secure a residence close to the beachfront.

The HAL Architect-designed project will offer a diverse range of residences, from one-, two, and three- bedroom apartments to the premium Canopy range to luxury penthouses.

<img alt="Vivere" data-entity-type="file" data-entity-uuid="c85f5a7e-a22f-4745-8def-400adb3c0b35" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-15%20at%209.53.43%E2%80%AFAM.png?VersionId=OY.chur3BPExn1exQ2q8clHqWnW_CaBi" />

“The Gold Coast is undergoing a period of immense growth, with more people drawn to the incredible 
lifestyle that’s available, leading to strong growth in property prices,” said Christie Leet, founder of Sherpa 
Group.

“Our goal at Sherpa is to ensure locals are not priced out of the market in prime locations, which is why we 
created the Flourish collection.

“Flourish Vivere will form the next chapter in our portfolio, and we are so excited to be lodging the DA, marking our first project in Coolangatta.”

A signature of the Flourish developments is the communal rooftop. Flourish Vivere will showcase a private resident’s lounge, outdoor dining with barbecues and pizza ovens, heated pool, fully-equipped gym, and a wellness centre with sauna and steam room.

<img alt="Vivere" data-entity-type="file" data-entity-uuid="c09372cc-aae6-4458-af2e-f291bd19a5e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-15%20at%209.53.49%E2%80%AFAM.png?VersionId=Sc_RLXl5jiff.tnadogXjQJ_WIpDjf3p" />

The project is strategically located to offer a walkable lifestyle, with the Strand shopping centre, cafes, restaurants, shops and the beach, all just a short stroll away.

“We have meticulously planned Vivere to build on the Flourish legacy, creating a truly special project,”&nbsp;Leet added.

“Wellness, lifestyle and community are at the forefront of every decision we make, and that has not 
changed for Vivere.”

With the DA now lodged with the Gold Coast City Council, Sherpa has moved quickly to secure LPS Group as the builder, offering buyers a level of certainty that is rarely seen in today’s market.

Sherpa has delivered 16 residential projects over the past seven years with a pipeline of $1 billion, with more under construction.

Sherpa takes Flourish brand to Coolangatta, lays plans for Flourish Vivere 

S&amp;S Projects is boosting its investment at Rainbow Bay to more than $1 billion after the prolific Gold Coast developer acquired a new site for $20.25 million and immediately laid plans for a new luxury apartment project in the sought-after precinct.

The site, which is the company’s fifth acquisition at Rainbow Bay in the past four years, will be home to the company’s largest project to date after delivering 3 sold-out projects and construction progresses on Radia worth a combined $215m. 
S&amp;S Projects is currently finalising plans for its latest strategic acquisition, a 1,518 sqm site located 209-213 Boundary Street in Coolangatta, with a development application expected to be lodged within weeks.

The luxury residential development will build on the company’s highly successful projects at Rainbow Bay, comprising Flow, Awaken, Esprit and Radia, with Radia currently under construction by Hutchinson Builders.

“We have been unflinching in our commitment to Rainbow Bay and the transformation we have helped drive in this incredible part of the Gold Coast, which is among the city’s most desirable residential locations,” said S&amp;S Projects founder and director Paul Gedoun.

“Our fifth project will reflect the best of what we have done so far to create a lifestyle precinct that is second to none.”

The latest development, which has yet to be named, is proposed to accommodate 88 luxury apartments in a design that will immerse residents in a unique wellness lifestyle that expands on the legacy of S&amp;S Project’s earlier developments at Rainbow Bay.

The development will feature an expansive rooftop garden and wellness centre with a resort- style pool, among a host of lifestyle amenities planned for residents.

“Rainbow Bay, with its beautiful, protected beach and alongside one of the world’s best surf breaks at Snapper Rocks, is the natural wellness heartland of the Gold Coast,” said Gedoun.

“We are taking every advantage to create a truly unique rooftop wellness experience with a natural feel for residents, offering stone features throughout and an underlying theme that emulates a botanical garden.”

The latest acquisition comes as S&amp;S Projects is at the completion of Esprit and construction continues on Radia, which are part of their significant portfolio undertaken by the company at Rainbow Bay since 2022.

The $215 million Radia, which comprises 38 apartments, is currently the flagship development by S&amp;S Projects at Rainbow Bay which is expected to be completed in 2027.

Jayde Pezet, of Pezet Matheson, which has managed sales and marketing for S&amp;S Projects across their Gold Coast portfolio, emphasised the developer’s commitment to continuous improvement and excellence.

“S&amp;S Projects continue to elevate the benchmark of luxury with each development," Pezet said.

“We have worked with S&amp;amp;S on their 4 other projects in Rainbow Bay and their approach reflects a team that is constantly learning, refining, and pushing the standard higher.

“Their hyper-local knowledge and deep expertise within the luxury property sector are what truly set them apart, allowing them to deliver projects that feel both globally sophisticated and authentically connected to their coastal environment”

S&amp;S Projects plans to officially launch its latest project at Rainbow Bay in the second half of this year.

“As we embark on our largest project yet, we have pulled out all stops to create another landmark development that truly reflects the relaxed southern Gold Coast lifestyle,” Gedoun added.

S&S buys $20m Rainbow Bay site for fifth beachside apartment project

Japandi, an emerging design trend that combines Scandinavian functionality with Japanese rustic minimalism, remains relatively untested in Australia’s residential development market.

As developers look to differentiate their projects and offer something distinct to buyers, Brisbane-based developer Lantona has embraced the hybrid style for its recently launched Toowong apartment project, <a href="https://www.apartments.com.au/new-apartments/koya-residences-6-josling-street-toowong-qld-4066">Koya Residences</a>, with early response to the design proving positive.

Lantona entrusted Red Door Architecture and interiors practice Luma Design Co with delivering the Japandi brief. The approach blends Japanese minimalism with Scandinavian functionality, emphasising warm, restrained interiors, natural materials and clean lines. Drawing on the Japanese concept of wabi-sabi (beauty in imperfection) and the Scandinavian principle of hygge (comfort and cosiness), it creates serene, uncluttered and sustainable living environments.

These design principles are expressed throughout the Josling Street development, both in its exterior form and across the 40 one-, two- and three-bedroom residences within.

[smartcode_project:default project_id=150787 project_image_fid=366229]

Koya reflects a deliberately scaled approach, with the five-storey form designed to align with the surrounding residential streetscape rather than dominate it.

“Koya is conceived as a building that sits comfortably within its surroundings. Every decision, from material selection to spatial planning, has been guided by long-term liveability and enduring relevance,” the developer said.

[smartcode_project:default project_id=150787 project_image_fid=366243]

Positioned within an established inner-west neighbourhood, the development sits near riverfront parklands and the Bicentennial Bikeway, while remaining within walking distance of Toowong Village and multiple public transport options connecting to the CBD, St Lucia and West End.

Lantona said the location was central to the project’s conception, pointing to Toowong’s balance of green space, transport access and proximity to major education institutions.

“<a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> combines river access, walkability, immediate CBD connection and a strong educational presence. That balance made it the obvious setting for Koya.”

[smartcode_project:default project_id=150787 project_image_fid=366230]

Communal amenity is concentrated on the rooftop, where a shared retreat will include a pool, dining areas and outdoor spaces oriented towards neighbourhood and city views. The design allows for both private use and small gatherings, extending the living environment beyond individual apartments.

Koya enters the market at a time when smaller-scale developments are becoming less common in established suburbs, with many recent projects in the suburb shooting for the sky.

In a nod of confidence,&nbsp;<a href="https://www.apartments.com.au/builders/brisbane-builders">Brisbane Builders</a>&nbsp;has already commenced construction on the building, which is slated for completion in early 2027. Keenan &amp; Byrne is marketing Koya.

[smartcode_project_cta:default project_id=150787]

Japandi-inspired Koya Residences launch in Toowong

Hassell Studio

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Setting a contemporary new benchmark in boutique workspace design, Studio Light presents a bold architectural statement against the urban backdrop of Melbourne’s vibrant Collingwood. Situated only 2 kilometres north-east of Melbourne’s CBD, Studio Light is situated at the gateway to the city’s most esteemed cultural, sporting and culinary icons. Positioned perfectly for commerce and leisure between vibrant Johnston and Smith Streets, BPM brings to Collingwood an unrivalled workplace experience.

<figure><a class="colorbox colorbox-insert-image" href="/developments/collingwood-vic-3066" rel="gallery-all"><img alt="" class="image-article-full-width-580px" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/studio-light-4-6-gold-street-collingwood-63400dc1764b7ca56568708b1e1ae36f_0.jpg?itok=F16zQrmg" style="width: 580px; height: 435px;"></a></figure><ul>
<li>Enviable location in the heart of Collingwood.</li>
	<li>Spacious and light-filled apartments.</li>
	<li>Cafe and commercial amenities for residents.</li>
</ul>
The most distinguished architectural feature is the lustrous finish of the building’s panelled façade, which plays on the sun’s ever-changing position to provide a series of scintillating reflections and shadows.

Integrating with the eclectic laneways of the area, the building’s luxurious entry statement, which is secured by swipe pass access, merges with a lofty café space at ground level to provide Studio Light’s businesses with an informal meeting area for entertaining clients and guests.

<figure><a class="colorbox colorbox-insert-image" href="/developments/collingwood-vic-3066" rel="gallery-all"><img alt="" class="image-article-full-width-580px" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/studio-light-4-6-gold-street-collingwood-116d20a8915a768579dc283184b19304_0.jpg?itok=OnsGqCDf" style="width: 580px; height: 435px;"></a></figure>Generous outdoor terraces on levels three and five provide purchasers or tenants with their own private recreational spaces. The most unique amenity, however, is the open rooftop deck, which celebrates uninterrupted views of the city skyline and provides a flexible gathering space for meetings and events. On and off street bicycle spaces are complemented by 13 car stacker spaces reserved for secure parking.

Melbourne CBD, Yarra Park, Fitzroy Gardens, Carlton Gardens, St.Vincent's Hospital, ACU and a vibrant hub of cafes, restaurants and bars all within walking distance from your front doorstep.

The eccentric Collingwood is also surrounded by some of Melbourne's leading schools, transport services and employment opportunities.
</body></html>

urban.com.au

Studio Light is situated at the gateway to the city’s most esteemed cultural, sporting and culinary icons.

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Architecture practice HASSELL is heading design efforts for a new office development with an end value of $163 million that will see job search firm SEEK take root within Cremorne.

The atypically shaped campus-style building was lodged with City of Yarra earlier this month, nominating a large land parcel at 60-88 Cremorne Street as SEEK's new headquarters. Arthur Land Pty Ltd is the listed land owner and applicant within planning documents, although <a href="http://www.theaustralian.com.au/business/property/seek-to-move-hq-to-purposebuilt-office-in-melbourne-tech-hub/news-story/2b84264ca87b2da5b46b00455bc17aa0">The Australian</a> has nominated Gus Coopers' Cremorne Properties as the developer.

60-88 Cremorne Street's double-peaked roof along with a smaller annex building will encompass 29,493sqm of commercial floorspace. The bulk will tend to the needs of SEEK, with additional space dedicated toward retail, a wellness and education centre and a tech incubator.

[smartcode_project:default project_id=600]

Currently, at 541 St Kilda Road, SEEK's 800 local employees will be shifted to the purpose-designed Cremorne complex upon its completion.

<h2>60-68 Cremorne 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/image14_13.jpg" rel="gallery-all" title="Street level perspective of Seek's new headquarters. Planning image: Hassell Studio"><img alt="" class="image-article-full-width-580px" height="303" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image14_13.jpg?itok=EYnP1hFw" title="Street level perspective of Seek's new headquarters. Planning image: Hassell Studio" width="580"></a>

<figcaption>Street level perspective of Seek's new headquarters. Planning image: HASSELL</figcaption></figure><ul>
<li>Frontages to Cremorne Street, Blanche Street and Parkins Lane</li>
	<li>6,734sqm site</li>
	<li>Proposed seven storey building at 36.2 metres to top of architectural ridgeline</li>
	<li>3,500sqm floor plate across lower levels</li>
	<li>Education centre with capacity for 68 students</li>
	<li>156sqm indoor recreational facility</li>
	<li>231 car parking spaces and 309 bicycle spaces within two level basement</li>
	<li>454sqm across three retail spaces</li>
	<li>390sqm terrace on level six</li>
	<li>635 jobs during construction</li>
</ul>
<h2>In HASSELL's words</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/image17_12.jpg" rel="gallery-all" title="Inside Seek's new headquarters. Planning image: Hassell Studio"><img alt="" class="image-article-full-width-580px" height="359" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image17_12.jpg?itok=QtQoXoWJ" title="Inside Seek's new headquarters. Planning image: Hassell Studio" width="580"></a>

<figcaption>Inside Seek's proposed headquarters. Planning image: HASSELL</figcaption></figure><blockquote>
A ‘Contemporary Warehouse’ approach has been adapted with modern form, finished in traditional materials. The approach achieves a building that is both strong in form and sensitive in footprint.

Leveraging from the industrial heritage of Cremorne, the proposal at 60 Cremorne Street Cremorne, will seek to provide a highly integrated and diverse language of materials and form to reinforce its place within the existing urban and historical context.

The intent of a ‘contemporary warehouse’ is driven by the gabled brick roof forms which are prolific throughout Cremorne, most notably the former Cremorne Street State School, listed on the Victorian Heritage Database, which is directly adjacent to the subject site.

The external architectural response cleverly reinterprets the historic buildings which occupied Cremorne and the wider Richmond area through a composition of materials and building form.

This outcome addresses policy aspirations within the Swan Street Structure Plan to ensure that new buildings “reinforce the industrial and commercial building character of the precinct” and “to promote development that responds to the diverse character and architectural styles of the precinct’s existing built form.
<cite>Urban Context Report, HASSELL</cite>
</blockquote>

<h2>Greening and softening</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/image19_16.jpg" rel="gallery-all" title="Green aspects. Planning image: Hassell Studio"><img alt="" class="image-article-full-width-580px" height="243" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image19_16.jpg?itok=B8YNOyJ5" title="Green aspects. Planning image: Hassell Studio" width="580"></a>

<figcaption>Green aspects. Planning image: HASSELL</figcaption></figure>Each floor will include winter gardens, alternating between east and west facades from level to level. Serving the needs of SEEK's staff, the winter gardens also soften the buildings external appearance.

HASSELL's integrated approach to 60-88 Cremorne Street's green appearance also sees a considered outcome to the proposal's street frontages. All four frontages feature accessible paths for foot traffic and social engagement, along with varying degrees of greenery at street level.

<blockquote>
The ground floor is as much about Cremorne’s community as it is the building’s occupants – an incubator space, a networking zone, an event platform, and an opportunity to connect over a quick bite.
<cite>HASSELL</cite>
</blockquote>

The expected new street level activation is a far cry from the fenced off, gravel car park that currently occupies the site.

<h2>60-88 Cremorne Street development team</h2>

<ul>
<li>Developer: Cremorne Properties</li>
	<li>Architect: HASSELL</li>
	<li>Project Manager: Case Meallin</li>
	<li>Planning: Contour Consultants</li>
	<li>Landscape Architecture: HASSELL</li>
	<li>Traffic: GTA</li>
	<li>Services, Acoustics, Structure, Fire &amp; ESD: ARUP</li>
	<li>Waste: Leigh Design</li>
	<li>Heritage: Bryce Raworth</li>
	<li>3D visuals: Scharp</li>
	<li>Economic: Urbis</li>
</ul>
</body></html>

silvermb

SEEK and you will find... a new Cremorne headquarters

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Prolific South Yarra developer Michael Yates has banked upon the continued success of the luxury apartment sector within the suburb by positioning his latest apartment offering squarely at the expanding baby-boomer sector of the market.

After a string of successful apartment and commercial developments spanning the best part of two decades and predominantly within South Yarra's Forrest Hill Precinct, Michael L Yates &amp; Co. have released 55 Claremont with the intention of capturing the “boomer-boom." Discerning the shift of a certain part of the market toward premium apartment living, 55 Claremont will contain a comparatively modest 37 apartments over 16 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/yate9001_55_claremont_e01_heroa.jpg" rel="gallery-all" title="Hero perspective of the upcoming development"><img alt="" class="image-article-full-width-580px" height="1160" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/yate9001_55_claremont_e01_heroa.jpg?itok=67_hgbmp" title="Hero perspective of the upcoming development" width="580"></a>

<figcaption>Hero perspective of the upcoming development</figcaption></figure>According to the developer the first signs of the strengthening luxury apartment market appeared when fellow Michael L Yates &amp; Co. development Yarra House sold more than 70 percent of apartments to owner occupiers in the over-50 bracket. With Yarra House freshly completed, 55 Claremont has been positioned to absorb the “boomer-boom” defined by their desire for high quality, spacious apartments in inner city pockets.

In excess of 40 percent of stock has traditionally gone to investors in the developer's earlier apartment projects, although with baby boomer demand for apartment living on the rise projects such as 55 Claremont will continue to emerge as the industry steps up to cater for this emerging apartment dweller.

<h2>The boomer shift</h2>

<blockquote>
We ensured our next development, 55 Claremont, ticked the boxes for baby boomers – spacious and flexible floorplans, a boutique development in a prime location and a dress circle view of Melbourne.

Another trend we’re seeing is the downsizers’ desire to merge floorplans. The ability to create your own, bespoke apartment combined with a five-star hotel ambiance has been embraced by empty nesters looking to enjoy their encore years.

With the kids out of home, or retirement on the way, these buyers value being in close proximity to Melbourne’s best restaurants and cafes, cinemas, recreational facilities, parks and the city.
<cite>Michael Yates of Michael L Yates &amp; Co</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/in03_type_b_kitchen_lighta.jpg" rel="gallery-all" title="Space and more space. 55 Claremont's kitchen area"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/in03_type_b_kitchen_lighta.jpg?itok=SPBbQ5sk" title="Space and more space. 55 Claremont's kitchen area" width="580"></a>

<figcaption>Space and more space. 55 Claremont's kitchen area</figcaption></figure>Michael L Yates &amp; Co.'s preferred architect Bird de la Coeur is responsible for the overall design of 55 Claremont, with Hassell appointed to deliver interiors for the premier project that will see a maximum of three apartments over any one floor

Designed with clean finishes, apartments feature and abundance of space, stainless steel Gaggenau appliances, stone-finish island benches and oak timber flooring.

As South Yarra and Forrest Hill in particular continue to develop, Michael L Yates &amp; Co. also consider 55 Claremont's position as a strong selling point. Panoramic, never-to-be built out views are on offer with the CBD a focal point.

<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/yate9001_55_claremont_in02_bedrooma.jpg" rel="gallery-all" title="A bedroom with CBD views"><img alt="" class="image-article-full-width-580px" height="388" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/yate9001_55_claremont_in02_bedrooma.jpg?itok=PF5CxdQ_" title="A bedroom with CBD views" width="580"></a>

<figcaption>A bedroom with CBD views</figcaption></figure>One bedroom apartments within 55 Claremont range in size from 41sqm to 53sqm with large two bedroom apartments holding 95sqm. Three bedroom apartments range between 95sqm and 151.5sqm with prospective purchasers having the option of combining floorplans to create bespoke apartments.

With only 37 apartments on offer construction of 55 Claremont is due for completion by the end of 2017.
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The boomer-boom: 55 Claremont targets the luxury apartment market

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<a href="/architects/hassell-studio">Hassell Studio</a> have published images of their unsuccessful yet amazing bid to snare the prime <a href="/buildings/collins-arch-447-collins-street-melbourne">447 Collins Street</a> development site, known as Market Quarter, which references Melbourne's first market. Along with partner design firm <a href="/architects/unstudio">UNStudio</a>, dual designs were conceived to fulfil separate briefs; a structure similar in height to the under demolition tower currently onsite and a much taller tower with landmark qualities.

According to Hassell, key to <a href="/developers/cbus-property">Cbus Property's</a> design brief was to create "A striking, new visual landmark and a vibrant, new public realm for the Melbourne community."

Hassell Studio dubbed the shorter design '<a href="http://www.hassellstudio.com/en/cms-projects/detail/447-collins-street-taper/">Taper</a>', which at 151 metres would still have been a considerable development. A highly distinctive design, Taper would have appeared unlike any other building on Melbourne's skyline with its bowed form and sleek lines, which at a lesser height would have seen it free from any Southbank overshadowing concerns.

<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/1552_27-03-2015_1870.jpg" rel="gallery-all" title="Collins Street perspective of Taper. Image courtesy Hassell Studio"><img alt="" class="image-article-full-width-580px" height="421" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1552_27-03-2015_1870.jpg?itok=jILcZIPC" title="Collins Street perspective of Taper. Image courtesy Hassell Studio" width="580"></a>

<figcaption>Collins Street perspective of Taper. Image courtesy Hassell Studio</figcaption></figure><blockquote>
By uniting an elegantly formed medium-rise tower with a series of welcoming public spaces, our design delivers a development that creates opportunities for commercial growth while also enabling increased cultural and recreational offerings.
<cite>Mark Loughnan, HASSELL Principal and project design leader</cite>
</blockquote>

Incorporating 156.000sqm of GFA, the design would have also made Taper one of Melbourne's largest buildings, particularly in girth. Consisting of commercial, residential and retail/communal use at ground level, Taper would have been a sight to behold from any angle.

<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/1553_31-03-2015_9860.jpg" rel="gallery-all" title="Aerial perspective of Twist. Image courtesy Hassell Studio"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1553_31-03-2015_9860.jpg?itok=81C79t1D" title="Aerial perspective of Twist. Image courtesy Hassell Studio" width="580"></a>

<figcaption>Aerial perspective of Twist. Image courtesy Hassell Studio</figcaption></figure>Perhaps not as stunning was the taller design, referred to as 'Twist' would have reached 286 metres in height. With 179,000sqm of GFA, Twist would have presented as a fairly simple form from Southbank, although the rear of the tower would have included a higher level of articulation as seen above.

Also maintaining a predominantly residential and commercial use, Twist's lower levels would have spanned the width of the sizeable development site, producing floorplates in excess of 2000sqm.

<blockquote>
We imagined the development as a major focal point for commercial activity and as a symbol of Melbourne’s status as a leading, innovative city. But we also saw it as a place where people would come to experience Melbourne’s cultural life.
<cite>Mark Loughnan, HASSELL Principal and project design leader</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/1553_31-03-2015_2296.jpg" rel="gallery-all" title="Artist's impression of Taper from Southbank. Image courtesy Hassell Studio"><img alt="" class="image-article-full-width-580px" height="351" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1553_31-03-2015_2296.jpg?itok=LCEGBHi8" title="Artist's impression of Taper from Southbank. Image courtesy Hassell Studio" width="580"></a>

<figcaption>Artist's impression of Taper from Southbank. Image courtesy Hassell Studio</figcaption></figure>Although the <a href="/news/cbus-property-seeks-a-sky-high-planning-scheme-amendment-for-447-collins">chosen Woods Bagot/SHoP Architecture design</a> for 447 Collins Street was rejected by then Minister for Planning Matthew Guy during late 2014, it received unanimous support from Melbourne City Council as it included a new CBD park at its base. Cbus Property have yet to show their hand as to what design will be fut forward for approval.

As seen below <a href="/builders/probuild">Probuild</a> and <a href="/developers/delta-property-group">Delta Group</a> are methodically demolishing the existing onsite structure, with total deletion of AXA's former headquarters slated for the latter part of 2015. What replaces it remains the question.

<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/16c8562a58413f4443d4e6fa7995a924.jpg" rel="gallery-all" title="Current status of 447 Collins Street. Image courtesy Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/16c8562a58413f4443d4e6fa7995a924.jpg?itok=TYh4xjg0" title="Current status of 447 Collins Street. Image courtesy Ryan Seychell" width="580"></a>

<figcaption>Current status of 447 Collins Street. Image courtesy Ryan Seychell</figcaption></figure>
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Taper and twist: an opportunity missed

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Recently the Melbourne media has reported that the winning design for the <a href="/news/public-transport-architecture-seagull-on-a-hot-chip-thoughts-on-flinders-street-station-competition-entries">Flinders Street Station Design Ideas Competition</a> by Hassell and Herzog &amp; De Meuron would cost a whopping $2 billion to build. Naturally this has drawn many to question the wisdom in undertaking the design competition in the first place. After all if we cannot afford to build it, what is the point?

Firstly some background. Launched in November 2011, the competition with total prize money of $1 million attracted 117 entrants both local and international. The process was in two stages with six entrants being shortlisted to further develop their schemes. The public was invited to engage in the competition via a website survey and voting process which considered the following criteria:

<ul>
<li>Overall design merit</li>
	<li>Transport Function</li>
	<li>Cultural Heritage and Iconic Status</li>
	<li>Urban Design and precinct Integration</li>
</ul>
The Jury panel to determine the final outcome of the competition was led by the Victorian Government Architect and was made up of various experts on transport, heritage, finance and Architecture. They also (to the criticism of many) included a non-expert, chef George Calombaris who was included as a ‘notable Victorian’. In addition to the criteria put to the public, the Jury also had to evaluate two additional criteria:

<ul>
<li>the development delivery</li>
	<li>value for money.</li>
</ul>
So did the Victorian taxpayer get value for money out of the Flinders Street Station Competition if the final design might cost $2 billion? Absolutely yes! Even if the winning design is never built the $1.6 million spent is some of the hardest working taxpayer dollars that the government has spent.

Here is why:

<h2>The value of professional advice</h2>

The $1.6 million bought a massive amount of professional advice. Under ordinary circumstance the same advice would have likely cost over $11 million.

Warwick Mihaly on <a href="http://panfilocastaldi.wordpress.com/2013/08/09/vote-flinders-street-conclusion/">Panfilocastaldi</a> did the following rough calculation on the hours spent by architects.

<ul>
<li>Total Prize money = $1,000,000</li>
	<li>Competition organisation = $600,000*</li>
	<li>Total competition cost = $1,600,000*</li>
</ul>
*source Herald Sun report of $1.6 mil total competition cost

<ul>
<li>Number of Stage 1 entrants = 117</li>
	<li>Average time spent on each Stage 1 entry = 400 hours</li>
	<li>Number of Stage 2 shortlisted entrants = 6</li>
	<li>Average time spent on each Stage 2 entry = 3,000 hours</li>
	<li>Total time spent by all entrants = 64,800 hours</li>
	<li>Average value of architects’ time = $180 / hour</li>
	<li>Total value of architects’ time = $11,664,000</li>
</ul>
<h2>The value of artistic endeavour</h2>

How much would it cost to commission 10 of the world’s best painters or sculptors to each prepare a substantial piece of work? Once you then add in 108 other artists from around the country it would clearly be substantially more than a mere $1.6 mil.

As a comparison the federal Government in 1973 purchased a single Jackson Pollock painting Blue Poles. The price paid by the federal government in 1973 equates to approximately 10.9 million dollars in today’s currency. I would argue that the work of Zaha Hadid (just one of the entrants) is at least as influential in the architecture world as Jackson Pollock’s work in the art world. If we are serious about artistic endeavour we need to invest in a wide variety of art forms.

<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/pollock-blue-poles.jpg" rel="gallery-all" title="Blue Poles by Jackson Pollock"><img alt="" class="image-article-full-width-580px" height="253" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/pollock-blue-poles.jpg?itok=9XRU3hLx" title="Blue Poles by Jackson Pollock" width="580"></a>

<figcaption>Blue Poles by Jackson Pollock</figcaption></figure>To take another example of an artistic endeavour, the State and Federal Government both pour substantial amounts of fund into the film industry.

<blockquote>
In 2005-06, the Australian Government provided $140 million in funding for film and video, and state and territory governments contributed $75.4 million.
<cite><a href="http://www.australiacouncil.gov.au/resources/reports_and_publications/subjects/funding/funding_of_film_and_video">Australia Council: Funding of film and video</a></cite>
</blockquote>

I am not for a moment suggesting that this support is a poor investment, but rather highlighting how comparatively small the investment in the architectural competition by comparison. Indeed given that the final six designs all featured animated fly throughs, there is no reason why this couldn’t have been partly funded within this larger budget.

To make even more out of the money invested in this competition, a physical travelling exhibition should be established to showcase the cutting edge work. Only a fraction of the design proposals have been seen by the vast majority of the public and this is therefore a golden opportunity to further the value of the competition.

<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/hassel-and-herzog-de-meuron.jpg" rel="gallery-all" title="An Image from the winning design by Hassel and Herzog &amp; De Meuron. Image © Hassell Studio"><img alt="" class="image-article-full-width-580px" height="331" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/hassel-and-herzog-de-meuron.jpg?itok=7CPjRxGB" title="An Image from the winning design by Hassel and Herzog &amp; De Meuron. Image © Hassell Studio" width="580"></a>

<figcaption>The winning design by Hassel and Herzog &amp; De Meuron. Image © Hassell Studio</figcaption></figure><h2>The value of a broad community discussion</h2>

How much would a 19,000 person focus group to discuss the future of Flinders Street Station have cost? I honestly don’t know but I would think at least $50 per person ($950,000 total) under normal industry circumstances would be a starting point. As part of the competition the community were offered the opportunity to provide their feedback on 6 potential designs. Their opinions were not moderated and the report that was generated provides a great deal of feedback for a way forward.

<h2>The value of a long term vision</h2>

Even if we cannot afford to start building today, there is an inherent value about having a long term plan for our most important landmark. Flinders Street Station is not going anywhere. It will likely be around beyond the lifetime of anyone living today. If we refine the plan further, or if we pursue a new design in the future based on what we have learnt from this process, it will still have been worthwhile.

<h2>A final word to the Cynics</h2>

There are some who say that architects were just ‘in it’ for themselves and that this competition was just a method of handing architects money. There is categorical proof that this is not the case. Even the winner will likely have lost money on this competition having been paid $500k. The numbers just don’t stack up. The number of hours put in to generate the quality required far outstrips the prize. It is the equivalent of saying doctors who volunteer in third world countries are only doing it for the free flights and accommodation.

So why did architects participate? There are many reasons. The big firms are definitely in it to win it. It might strengthen their ability to be given other projects or raise their profile. For the small architects it is far more about participating in the culture of architecture than being a sensible business decision. Architects feel a duty to the built environment. For them it is about being part of the discussion, providing alternate possibilities and helping to ensure that the winning design is the best by being compared with the rest.

PS - If I still haven’t convinced you that it was worth spending $1.6 million on the competition, perhaps we could just shorten the 8 Kilometre East West Link tunnel by just 160 Centimetres and get that money back! In fact we could scrap the entire $18 billion East West Link Project and finance the construction of Flinders Street Station and eight other major projects like it for the same price! If you are concerned about a waste of money, start there!

Michael Smith is Director of Melbourne architecture firm <a href="http://redblackarch.com.au/">Atelier Red + Black</a>. This article originally appeared on <a href="http://theredandblackarchitect.wordpress.com/">The Red and Black Architect blog</a>.
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redblackarchitect

Was the Flinders Street Station competition value for money?

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Over a year ago, Apartments.com.au wrote on the forthcoming <a href="/news/regenerating-office-buildings-on-bourke" target="_blank">redevelopment of 570 Bourke Street</a>, formerly known as Marland House. Leap forward and contractor Brookfield Multiplex are currently in the early stages of breathing new life into the 1972 vintage office complex. Of an age where owner Charter Hall (via their Core Plus Office Fund) considered a number of directions for the asset, they have embarked upon a $150 million project with the intention of creating a workplace that meets and exceeds contemporary tenant expectations.

So what are those expectations? Look no further than Docklands to see that large corporations value large floorplates. In Charter Hall's words "To attract and retain the best people, companies are demanding expansive, lifestyle-oriented workspaces."

To that end 570 Bourke Street will become Melbourne CBD's largest vertically connected office space. Nestled within an established legal and financial precinct, the development will provide 28,000 square metres of contiguous office space across 11 levels, achieved by extending the floor plate to both Bourke and Little Bourke Street frontages.

<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/570_bourke_lobby01.jpg" rel="gallery-all" title="Entering 570 Bourke Street's foyer. Image © Hassell Studio"><img alt="" class="image-article-full-width-580px" height="261" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/570_bourke_lobby01.jpg?itok=CR_2yx9X" title="Entering 570 Bourke Street's foyer. Image © Hassell Studio" width="580"></a>

<figcaption>Entering 570 Bourke Street's foyer. Image © Hassell Studio</figcaption></figure><blockquote>
Space efficiencies gained from large floors usually come at the expense of amenity in Melbourne. 570 Bourke is unique because it provides the space we know tenants crave, but in an already thriving and established part of the city.
<cite>Chris Forbes, Charter Hall CPOF fund manager</cite>
</blockquote>

<blockquote>
We usually only see floor plates of these sizes outside of the CBD where the option to expand within the building is not typically available,” Mr Sutherland said. 570 Bourke stands out for its ability to give tenants the choice and flexibility to expand in the CBD as their business flourishes, while benefiting from space efficiencies and the building’s amenity.
<cite>Hamish Sutherland, Knight Frank national director of CBD leasing</cite>
</blockquote>

Designed by Hassell Studio, the reincarnated project will feature a light-filled glass atrium. Prominent through all 10 levels, the atrium will allow natural light to penetrate the workspaces while inter-connecting stairways enables 570 Bourke Street to boast the largest vertically integrated floor plates available in the CBD. At 2,700 square metres per floor, this equates to an impressive 270 staff per level over the expanded footprint.

With maximum flexibility and providing a dynamic work space in mind, each of the expanded floors have been designed with malleable spaces, allow tenants to link and enclose areas as desired. 'Suspended' meeting room pods peer over the internal atrium, adding visual pop to the internal design.

<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/image60.jpg" rel="gallery-all" title="570 Bourke Street. Image © Hassell Studio"><img alt="" class="image-article-full-width-580px" height="322" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image60.jpg?itok=8Y7jQ2_d" title="570 Bourke Street. Image © Hassell Studio" width="580"></a>

<figcaption>570 Bourke Street. Image © Hassell Studio</figcaption></figure><h2>Project highlights</h2>

<ul>
<li>Developer: Charter Hall</li>
	<li>Design: Hassell Studio</li>
	<li>Project Manager: PDS Group</li>
	<li>28,000sqm of built space over 10 lower levels: 2,700sqm floor plates</li>
	<li>10 different tenants are already accommodated within the existing high rise office tower at 570 Bourke</li>
	<li>Lifestyle Centre catering for 300 cyclists/runners (dedicated entrance + shower &amp; change facilities)</li>
	<li>Curtain wall façade blends solid and translucent elements, bringing subtle diversity to the façade</li>
	<li>Bluestone paving, timber walls, travertine stone and light installation define the lobby</li>
	<li>New laneway: Gresham Street to be reconfigured + cafe and streetscape works</li>
	<li>500 car parking bays</li>
	<li>695sqm of retail space fronting Bourke and Little Bourke Streets</li>
	<li>175sqm of boutique office space on level one, fronting Little Bourke Street</li>
	<li>Target a 4.5 star NABERS Energy rating</li>
</ul>
In the perpetual race to attract tenants, commercial asset owners are increasingly providing the physical and technological needs of businesses while also enhancing the experience for their staff. Charter Hall have positioned 570 Bourke Street as a showcase for contemporary thinking and design within Melbourne's CBD.

Apartments.com.au will certainly be asking to tour the reborn Melbourne landmark upon completion.
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570 Bourke Street reborn

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<blockquote>
Through thoughtful analysis of the existing, under construction, approved and proposed developments, a unique and sensitive development is proposed. In this way the proposal is respectful of its current and future neighbours.
<cite><a href="http://www.hassellstudio.com/">Hassell</a>'s planning application for 97 Franklin Street</cite>
</blockquote>

The quote above demonstrates Hassell's determination to design a mixed-use tower with a "point of difference". The proposed development which <a href="/news/97-franklin-street-simply-mind-boggling">first appeared two months ago</a>, would see a two-storey rendered brick building - currently home to Hertz car hire outlet and Eckersley's Art &amp; Craft - demolished and replaced with a 62-storey tower rising to a height of 212.5m.

97 Franklin joins an increasing number of 200m+ giants on the northern tip of the CBD, including <a href="/buildings/light-house-450-elizabeth-street-melbourne">Lighthouse</a> next door and <a href="/buildings/victoria-one-452-472-elizabeth-street-melbourne">Victoria One</a> diagonally opposite.

<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/97%20franklin%20talls.jpg" rel="gallery-all" title="Land of the giants! © Laurence Dragomir"><img alt="" class="image-article-full-width-580px" height="428" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/97%20franklin%20talls.jpg?itok=OawrIHol" title="Land of the giants! © Laurence Dragomir" width="580"></a>

<figcaption>Land of the giants! © Laurence Dragomir</figcaption></figure>The proposal marks Artemis Hotel Group's first foray into the Australian market and architects Hassell have certainly delivered a remarkable first impression. Upon initial viewing, the building appears as a series of precariously balanced office blocks but in reality they house 144 serviced apartments, 356 residential apartments and 11 penthouses across the top four floors.

A retail tenancy occupies the north-west corner of the ground floor helping to activate the public realm, whilst a food and beverage dining area occupies level 01 looking out onto Franklin Street. 490sq.m of office space is included as are shared recreational facilities through level 07, bordered by an outdoor landscaped terrace. Resident only facilities splitting a north and south outdoor terrace are found on level 32.

The project caters for 440 bicycle spaces within the basement with only 160 car spaces located in the southern portion of the podium.

<h2>Architecture</h2>

The tower presents as three large volumes stacked atop one another and rotated 90 degrees: podium, low-rise and high-rise. Each responds to a particular set of parameters and conditions:

<blockquote>
The space between the low-rise component and the surrounding developments enables equitable solar access. The north facing high-rise component maximises its solar access and the orientation for the city grid enables morning and evening sunlight onto the southerly face. The rotation gives the low-rise component a greater setbacks and amenity, as well as corridor views. Whilst the high-rise is afforded a large northern city vistas as well as southern CBD views.
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/97F%20design%20process%20diagram.jpg" rel="gallery-all" title="Design process diagram. © Hassell"><img alt="" class="image-article-full-width-580px" height="131" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/97F%20design%20process%20diagram.jpg?itok=k9hQjgx5" title="Design process diagram. © Hassell" width="580"></a>

<figcaption>Design process diagram. © Hassell</figcaption></figure>As a result the development works on a macro and micro scale by virtue of developing a set of principles for the three volumes which are designed to respond to adjacencies in context, in turn providing a high degree of amenity to apartments and the public domain.

The golden facade consists of a fine, slender grid which responds to the human scale of the rooms, visually reducing the monumental appearance of the three volumes.

<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/97F%20montage_0.jpg" rel="gallery-all" title="The Grid. © Hassell"><img alt="" class="image-article-full-width-580px" height="494" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/97F%20montage_0.jpg?itok=NYFxGUr1" title="The Grid. © Hassell" width="580"></a>

<figcaption>The Grid. © Hassell</figcaption></figure><h2>Setbacks</h2>

The low-rise volume employs the following setbacks from relevant boundaries:

<ul>
<li>5m from Southern Boundary</li>
	<li>8.2m from Eastern Boundary​</li>
	<li>0m from Franklin Street</li>
	<li>13.2m from Western Boundary</li>
</ul>
High-rise setbacks to relevant boundaries:

<ul>
<li>22.2m from Southern Boundary</li>
	<li>0m from Eastern Boundary</li>
	<li>10m from Franklin Street</li>
	<li>5m from Western Boundary</li>
</ul>
<h2>Public Realm</h2>

The proposal looks to provide a positive and meaningful contribution to the public realm by way a new north facing "urban forest" at ground level, running along the 40m frontage to Franklin Street. This is achieved by employing a 10m setback to the street with a 5m setback from the western boundary allowing for a new north-south laneway between the site and 450 Elizabeth 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/97F_GF.jpg" rel="gallery-all" title="Ground floor + public realm. © Hassell"><img alt="" class="image-article-full-width-580px" height="474" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/97F_GF.jpg?itok=7fUmaZ8c" title="Ground floor + public realm. © Hassell" width="580"></a>

<figcaption>Ground floor + public realm. © Hassell</figcaption></figure>I thought I might conclude with this list of objectives which Hassell set out to achieve. I think it's fair to say the design team have done an excellent job in producing an architectural response which certainly provides a "point of difference amongst the typical developer driven projects prevalent in the precinct."

<h2>Objectives</h2>

The main development objectives are:

<ul>
<li>To create a quality, considered architectural response that addresses the varying site conditions.</li>
	<li>To increase the public amenity along Franklin Street, offering a greater urban integration with shared and functional spaces.</li>
	<li>To infuse mixed use principles that will help create an active and engaging street interface.</li>
	<li>To create a landmark development that truly responds to its context, resulting in a equitable development for both the client and the city.</li>
</ul>
<h2>Project Team</h2>

<ul>
<li>Developer: <a href="http://www.mingdegrandhotel.com/en/groupinfo">Artemis Hotel Group</a>
</li>
	<li>Project Manager: <a href="http://www.equisent.com.au/">Equisent</a>
</li>
	<li>Architecture: <a href="http://www.hassellstudio.com/">Hassell</a>
</li>
	<li>Town Planner: <a href="http://www.urbis.com.au/">Urbis</a>
</li>
	<li>Landscape Architecture: Urbis</li>
	<li>Traffic Consultant: <a href="http://www.mltraffic.com.au/">ML Traffic</a>
</li>
	<li>ESD Consultant: <a href="http://www.ark-resources.com.au/">Ark Resources</a>
</li>
	<li>Structural Consultant: <a href="http://www.arup.com/">Arup</a>
</li>
	<li>Wind Assessment Consultant: <a href="http://www.vipac.com.au/">Vipac</a>
</li>
	<li>Waste Management Consultant: <a href="http://www.wastech.com.au/">Wastech</a>
</li>
</ul>
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