Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

Joel Robinson

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
</section>
</section>

[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Local Little Bay residents, along with buyers from premium postcodes across Sydney’s affluent Eastern Suburbs, have dominated purchases in developer-builder Urban Property Group’s first Eastern Suburbs apartment development, <a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a>.

The $250 million coastal project, one of the first new developments in the area in several years, has proven particularly popular with downsizers, especially those from Coogee and Bondi. One Double Bay downsizer paid $4.7 million for a four-bedroom penthouse, setting a new local apartment price record in the process.

Buyers have been attracted to the combination of coastal tranquillity, premium design and amenity-rich neighbourhood living. The walkable village setting, along with proximity to three of Sydney’s leading golf courses, New South Wales Golf Club, St Michael’s Golf Club and The Coast Golf Club, has also been a key drawcard.

[smartcode_project:default project_id=112343 project_image_fid=352689]

Built across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/hill-thalis-architecture-urban-projects-pty-ltd">Hill Thalis</a> and set along a lush, landscaped green spine, designed by leading landscape architect <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, ESTE Little Bay offers a collection of one, two, three and four-bedroom residences with interiors by Richards Stanisich.

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> Sales Director, Tom McIvor said the response to ESTE has been "nothing short of extraordinary."

“Buyers have been quick to recognise ESTE as a rare opportunity to invest in a coastal sanctuary that offers both seclusion and connectivity to the heart of Sydney,” McIvor said.

[smartcode_project:default project_id=112343 project_image_fid=352687]

<a href="https://www.apartments.com.au/project-marketer/srm-residential">SRM Residential</a> Senior Director, <a href="https://www.apartments.com.au/project-marketer/srm-residential">Clayton Ross</a> said the local market has responded incredibly well, driven by ESTE’s exceptional location and the rarity it offers.

“We’ve seen strong interest from a variety of buyer groups, all of whom are drawn to the exclusivity and quality of the build and construction by the 4.5-star iCIRT-rated builder / developer, Urban Property Group. There’s truly nothing else like it along Sydney’s coastline.”

[smartcode_project:default project_id=112343 project_image_fid=352690]

The project also includes robust buyer protections, including Resilience Insurance’s Latent Defects Insurance, providing 10 years of structural cover, and an independent iCIRT-rating of the developer.

“The iCIRT-rating adds another layer of confidence,” Ross added. “Buyers see it as a safeguard for their investment and their lifestyle.” A highlight of ESTE’s offering is its exclusive wellness amenities, including a heated rooftop infinity pool and outdoor heated spa, a state-of-the-art Technogym fitness centre, and a sauna.

<a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a> is topped out and is on track to complete towards the end of 2026, with residents moving in before Christmas.

[smartcode_project_cta:default project_id=112343]

Eastern Suburbs buyers snap up ESTE Little Bay apartments

Hayball

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The brisk rate of development immediately north of Melbourne's CBD has received another boost by way of a freshly submitted planning application for a sleek metal-clad tower fronting Haymarket roundabout.

City North as it's known is realising the aims of the 2012 City North Structure Plan, rapidly becoming a mid-rise extension of Melbourne's CBD. 1 Flemington Road now looks to become a more prominent member of this emerging skyline with plans submitted for a substantial student accommodation tower set over 22 levels.

1 Flemington Road also represents Brisbane-based Blue Sky Funds second dip into the Melbourne student accommodation sector, having gained approval last month for <a href="/developments/melbourne-vic-3000">42-50 La Trobe Street</a> which includes 783 beds over 43 levels.

<h2>1-3 Flemington Road 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/image83_1.jpg" rel="gallery-all" title="Elizabeth Street perspective. Planning image: Hayball"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image83_1.jpg?itok=_KALco8q" title="Elizabeth Street perspective. Planning image: Hayball" width="580"></a>

<figcaption>Elizabeth Street perspective. Planning image: Hayball</figcaption></figure><ul>
<li>Current use: Turf Club Hotel</li>
	<li>Site area: 1,011sqm</li>
	<li>Proposed 22 level student accommodation tower at 68 metres</li>
	<li>453 student beds over 389 apartments: 325 x studio, 90 x 2bed, 38 x cluster</li>
	<li>595sqm of internal communal space</li>
	<li>418sqm of external open space</li>
	<li>47sqm cafe &amp; 133sqm retail space</li>
	<li>104 bicycle bays</li>
	<li>GFA: 13,599sqm</li>
	<li>Estimated project cost: $40 million</li>
</ul>
The Hayball-designed tower involves an exterior consisting of standard modular panels that undulate with a variance of up to 300mm, resulting in a wave-like pattern that is repeated every 7.2 meters horizontally. Each panel's exterior consists of a charcoal anodised brushed aluminium finish that maintains a reflectivity of between 15% to 20%.

<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/image86_0.jpg" rel="gallery-all" title="Facade perspectives. Planning image: Hayball"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image86_0.jpg?itok=2r_Il_4A" title="Facade perspectives. Planning image: Hayball" width="580"></a>

<figcaption>Facade perspectives. Planning image: Hayball</figcaption></figure><blockquote>
The sinuous footprint and undulating form combine into a facade of modular darkened metallic panels, their reflectivity catching light, shadow and colour for subtle temporal animation.

Through their composition and faceting, the façade modules reflect back the forms of the immediate locality, while seasonal weather patterns and changing light conditions colour and animate the façade.
<cite>Application design response: Hayball</cite>
</blockquote>

1 Flemington Road adds to the surge of projects gravitating to the Haymarket roundabout. Dominated by the Victorian Comprehensive Cancer Centre, Haymarket roundabout in particular is shaping as a focal point with a handful of atypically designed towers emerging.

In the wider context City North is dominated by pending residential and student accommodation projects which could see new thousands of additional dwellings added in the short to medium term.

While accommodation generally rules the roost in City North, commercial and institutional projects also get a look in. Australian Nursing and Midwifery Federation’s new mixed-use 15,722sqm headquarters at 535 Elizabeth Street is under construction and is set for completion during September 2017.

<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/image88_3.jpg" rel="gallery-all" title="City North and a selection of current projects"><img alt="" class="image-article-full-width-580px" height="254" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image88_3.jpg?itok=MYfyOGjN" title="City North and a selection of current projects" width="580"></a>

<figcaption>City North and a selection of current projects</figcaption></figure><h2>1-3 Flemington Road development team</h2>

<ul>
<li>Developer: Blue Sky Private Real Estate Projects Pty Ltd</li>
	<li>Architect: Hayball</li>
	<li>Town planning: Tract Consultants</li>
	<li>Traffic engineer: TTM Consulting</li>
	<li>Waste management: Leigh Design</li>
	<li>Sustainability: LUCID</li>
	<li>Wind Engineer: VIPAC</li>
	<li>Aviation consultant: TGCS Thompson</li>
</ul>
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silvermb

City North's latest entrant a metal monolith

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With an already impressive list of recently completed and upcoming projects, Melbourne's student accommodation sector looks set to receive another Urbanest location with the operator sizing up a prime Carlton corner site.

A $61 million proposal has been lodged with City of Melbourne during April that would see a new tower containing 628 student beds at 599-605 Swanston Street. Rising behind a retained heritage facade, the proposal adds to the crush of development surrounding the Queensberry Street and Swanston Street intersection.

More so Urbanest's latest Melbourne location underwrites the strength in the student accommodation market, with a plethora of inner city projects in the development pipeline as operators scramble to respond to pent-up demand.

<h2>599-605 Swanston Street development 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/image18_9.jpg" rel="gallery-all" title="Perspective view of the proposed tower. Planning image: Hayball"><img alt="" class="image-article-full-width-580px" height="527" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image18_9.jpg?itok=sSuEAvSl" title="Perspective view of the proposed tower. Planning image: Hayball" width="580"></a>

<figcaption>Perspective view of the proposed tower. Planning image: Hayball</figcaption></figure><ul>
<li>1,711sqm island site containing a heritage building onsite</li>
	<li>Proposed 20 storey tower of 61.5 metres</li>
	<li>628 student beds within 289 units</li>
	<li>924sqm communal internal space and 336sqm communal external space</li>
	<li>194sqm retail area</li>
	<li>Total GFA: 17,394sqm</li>
	<li>0 car parking spaces and 87 bicycle bays</li>
</ul>
<h2>Design statement</h2>

<blockquote>
The articulation of detail across the facades aims to treat the building in the round with a responsive kit of parts that retains a considered reading from street and skyline. A fine bronze metallic blade pattern is distributed over a high-quality performance glass skin.

The level of transparency is controlled by the glass and blade density.

The pure glass skin is revealed at lower levels to make the active common areas and retail visible. At the skyline level the glass is also revealed to promote a sky reflectance and relationship to the commercial city backdrop.
<cite>Hayball Urban Context Report</cite>
</blockquote>

Readers may be aware that 599-605 Swanston Street's external appearance holds certain similarities to a fellow current Hayball-designed student accommodation project at <a href="/developments/melbourne-vic-3000">42-50 La Trobe Street</a>. That aside 599-605 Swanston Street in a design sense is far superior relative to a number of student accommodation projects delivered along Swanston Street in the early 2000's that could now be considered a blight on the landscape.

<h2>Lower level transparency</h2>

The onsite 1878-era heritage building holds a C grade listing and is set to be facaded during the demolition stage. The development team has argued that "this extent of demolition is acceptable given it involves fabric that is either not visible from the public realm, or that is secondary in character."

The retained exterior is set to be amalgamated with a heavy glazing over lower levels that will frame four separate retail tenancies to Brompton Place and Queensberry Street, with a further tenancy facing Swanston Street. A lounge, gym, study desks and large living room are also slated to interact with Queensberry 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/image17_5.jpg" rel="gallery-all" title="Urbanest's two completed Melbourne projects. Images: DKO Architecture"><img alt="" class="image-article-full-width-580px" height="244" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image17_5.jpg?itok=Mfk5xNpq" title="Urbanest's two completed Melbourne projects. Images: DKO Architecture" width="580"></a>

<figcaption>Urbanest's two completed Melbourne projects. Images: DKO Architecture</figcaption></figure><h2>Urbanest in Melbourne</h2>

Since the outfit's creation during 2008 Urbanest have pursued a national roll-out of student accommodation projects. Now one of the nation's largest accommodation providers, Urbanest's Melbourne presence is more of a recent effort with their first project at 105 Berkeley Street, Carlton completed during 2014.

316 La Trobe Street, Melbourne reached completion for the start of the 2015 academic year with the Urbanest-branded tower designed by DKO Architecture. At 24 levels and containing as many as 1,250 student beds 316 La Trobe Street remains one of the tallest student accommodation buildings in Melbourne.

Coupled with 105 Berkeley Street's 188 beds and the intended 628 within 599-605 Swanston Street, Urbanest will eventually control in excess of 2,000 student beds within inner Melbourne.
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Urbanest adds another tower to the student accommodation surge

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The rebirth of <a href="/new-apartments/collingwood-vic-3066">Collingwood's</a> Yorkshire Brewery is complete with the local landmark now standing resplendently as a residential apartment complex. Located at 1-21 Robert Street Collingwood, the redevelopment includes townhouses, 338 apartments over multiple new buildings and retail spaces at ground level.

The foundation stone for the retained heritage elements onsite was laid during 1876, with the brick tower the site's most intriguing feature. Over time Yorkshire Brewery has hosted both brewing and cooperage activities, although in recent decades the complex has remained largely abandoned save for the odd squatter.

<a href="/developers/sma-projects">SMA Projects</a>, architect <a href="/architects/hayball">Hayball</a> and contractor <a href="/builders/icon">Icon</a> formed the core of the project development team, undertaking the task of bringing the landmark back to life over an 18 month build period and along the way seeking a 5 Green Star energy rating.

Prior to the development parties such as the Collingwood Historical Society were requesting a "Development that will respect and enhance its heritage significance." How the existing fabric of the historic onsite buildings is interwoven with the new builds is a subjective matter, nonetheless the amount of public space available within the development is altogether impressive.

<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/image18_3.jpg" rel="gallery-all" title="Inside the newly finished complex"><img alt="" class="image-article-full-width-580px" height="440" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image18_3.jpg?itok=xQm60Evn" title="Inside the newly finished complex" width="580"></a>

<figcaption>Inside the newly finished complex</figcaption></figure>Hayball describe the project as follows:

<blockquote>
A contemporary new residential neighbourhood, anchored by the restoration and adaptive re-use of the heritage-listed former Yorkshire Brewery

Located in close proximity to the CBD, parklands and myriad dining and entertainment options, 1-21 Robert Street is a strategic new neighbourhood-oriented development in Collingwood. At the core of the project is the sensitive restoration and adaptive reuse of the former Yorkshire Brewery, coupled with exceptional design quality, residential amenity and public open space.

By reducing site coverage and providing higher built form away from the heritage fabric, a vibrant heritage precinct can accommodate ground-level retail, a 480sqm neighbourhood Square at the base of the brew tower and provision for heritage interpretation.

As well as offering environmental sustainability, diversity and affordability, the development will provide greater amenity and access to the site for residents, neighbours and the general public.
<cite><a href="http://www.hayball.com.au/projects/yorkshire-brewery-apartments/">Hayball: Yorkshire Brewery Apartments</a> </cite>
</blockquote>

Most interesting is the placement of multiple visual markers throughout the site which provide a historic snapshot and visual accompaniment to the site's varied past. This is a unique touch among contemporary Melbourne apartment developments and is aimed at visitors moving through the site, as is the Melbourne Bike Share station located within the development.

Much like Brunswick's <a href="/buildings/tip-top-brunswick-170-edward-street-brunswick-east">Tip Top development</a> which was completed during 2014, Yorkshire Brewery doesn't hold absolute frontage to a prime street and consequently won't have waves of pedestrian traffic passing through. Nonetheless a very pleasant outcome has been created with strong ground level permeability throughout the site.

Should the light commercial sites immediately south of Yorkshire Brewery be developed, the potential exists for a network of laneways to be implemented. In many ways the area has the appropriate scale, history and urban character for such a move to succeed if attempted.

<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_8397.jpg" rel="gallery-all" title="Yorkshire Brewery has a story to tell"><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_8397.jpg?itok=CKQTYtEl" title="Yorkshire Brewery has a story to tell" width="580"></a>

<figcaption>Yorkshire Brewery has a story to tell</figcaption></figure>Post Yorkshire Brewery, SMA Projects will now turn its attention to three forthcoming projects. Hayball have been retained as the architect of choice and look to have taken their design queue from Yorkshire Brewery with a similar exterior design theme from across both <a href="/buildings/fitzroy-ltd-250-gore-street-fitzroy">250 Gore Street</a> and <a href="/buildings/the-lyric-338-gore-street-fitzroy">338 Gore Street</a>, both in Fitzroy.

A third as yet unnamed project is also planned by the Southbank developer.

See below a host of images taken of Yorkshire Brewery in recent days.
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Yorkshire Brewery open for all to see

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Prominent Melbourne architecture firm Hayball has taken a differing tact in relation to one of its current high-rise projects which is currently being assessed at a State level. As one of a handful of owners of 135 Sturt Street Southbank which also serves as their head office, Hayball have seemingly stamped their own imprimatur on the composition of the proposed residential tower.

Unencumbered by the needs and wants of a developer, the architecture practice has created a building which they believe will yield a “net community benefit.” This is achieved not only by including a diverse range of dwellings types and affordable housing options, but also by effectively expanding the adjoining arts precinct.

Six separate entities control 135 Sturt Street Southbank, with Cystic Fibrosis Association of Victoria joining Hayball as the most prominent owners. The planning application is also actively pursuing a partnership with nearby art institutions with one scenario allowing for the Malthouse Set Workshop and Chunky Move Studio to relocate to the proposed tower in order to allow for the expansion of the adjoining The Australian Centre for Contemporary Art building.

<h2>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/image101.jpg" rel="gallery-all" title="The site in question. Image courtesy Urbis"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image101.jpg?itok=Z_ku1TMn" title="The site in question. Image courtesy Urbis" width="580"></a>

<figcaption>The site in question. Image courtesy Urbis</figcaption></figure><ul>
<li>Current use: two storey commercial building over a 2884.6sqm site</li>
	<li>Proposed 42 level tower (including plant) at 134 metres in height</li>
	<li>341 apartments: studio, 1, 2, 3 and Penthouse dwellings</li>
	<li>226 car and 151 bicycle spaces within two basement levels</li>
	<li>Communal spaces over levels 12, 13 and 39</li>
	<li>2094sqm of retail/commercial adaptable space available</li>
	<li>Nominal project value: $98 million</li>
</ul>
<h2>Design statement</h2>

<blockquote>
Our consultation with our neighbours has encouraged us to consider the possibility of this building being a microcosm of inner city. This as a city building which coalesces many uses and elements into one entity as a viable development proposition.

The design response aims to cultivate site and place, to authentically enrich the experience of the social and urban realm. The architectural approach presents a deliberate and resolved series of site specific strategies for an ensemble of forms. The building is therefore experienced as an assemblage of elements and not as a monolith.

A composition of activities is created, forming defensive or protective spaces within the site both in response to the CityLink off ramp and freeway opposite, and the adjoining Malthouse theatre structures on the northern boundary. This is intended to offer a social and cultural dimension to its experience and underpin the making of place through dynamic, animated interaction.
<cite>Hayball: Urban Context Report</cite>
</blockquote>

<h2>Love thy neighbour</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/image1135s.jpg" rel="gallery-all" title="Lower levels as envisaged from Sturt Street. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image1135s.jpg?itok=EcjdXw6B" title="Lower levels as envisaged from Sturt Street. Image courtesy Hayball" width="580"></a>

<figcaption>Lower levels as envisaged from Sturt Street. Image courtesy Hayball</figcaption></figure>A laneway will frame the northern flank of the proposed tower, allowing for the “Melbourne experience” within Southbank. Event spaces, commercial and retail spaces, placemaking features and a bar café are expected, providing interest on a human scale.

An art space is expected to front Sturt Street while levels one and two of the intended building are designed as flexible commercial spaces; likely for the new Malthouse Set Workshop and Chunky Move Studio should the development team's intentions come to fruition.

<blockquote>
We seek to curate a large scale mixed use development that is both inclusive and diverse within Melbourne’s Arts Precinct providing a much needed richness and livability being a catalyst for an attractive destination and connected place to live emerge within Southbank.
<cite>Hayball: Urban Context Report</cite>
</blockquote>

<h2>A nod to diverse housing types</h2>

The large range of apartment options included speaks of almost altruistic intentions on Hayball's behalf; far from the typical one and two bedroom options that define most apartment developments.

<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/image3135s.jpg" rel="gallery-all" title="Numerous levels feature studio, 1,2 and 3 bedroom dwellings. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="238" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image3135s.jpg?itok=nnkqfrpT" title="Numerous levels feature studio, 1,2 and 3 bedroom dwellings. Image courtesy Hayball" width="580"></a>

<figcaption>Numerous levels feature studio, 1, 2 and 3 bedroom dwellings. Image courtesy Hayball</figcaption></figure>Studio, 1 Bed 1 Bath, 1 Bed 1 Bath Flexi, 2 Bed 1 Bath, 2 Bed 2 Bath, 3 Bed 2 Bath and 3 Bed 3 Bath options are included with flexible floorplates allowing for 2 bedroom apartments to be expanded by way of subsuming the adjoining studio apartment if requested. Not only is there a diverse apartment mix, but the intended residential mix has been outlined.

Short term accommodation options for patrons or employees of the Arts Precinct are catered for as is a set percentage of affordable housing dwellings within the development. The array of apartment formats also speaks toward the intended mix of families, ageing, singles, and couples expected to call 135 Sturt Street home.

37 three bedroom apartments are included, which represents a disproportionately high 11% of dwellings, with this number capable of being expanded.

<h2>Development team</h2>

<ul>
<li>Developer: Hayball (lead entity)</li>
	<li>Architectural plans, elevations and sections: Hayball Architects</li>
	<li>Urban Context Report: Hayball Architects</li>
	<li>Planning: Urbis</li>
	<li>Wind Engineering Assessment: MEL Consultants</li>
	<li>Waste Management Plan: Leigh Design</li>
	<li>Sustainability Management Plan: Simpson Kotzman</li>
	<li>Traffic: Traffix</li>
</ul>
</body></html>

The best of intentions: 135 Sturt Street, Southbank

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Brisbane-based asset manager Blue Sky is behind a proposed tower that would see near on 800 additional student beds added to the Melbourne sector. Lodged with DELWP only last week, the proposal calls for a 47 level bronze tower, replacing dual historic buildings onsite in the process.

Both existing structures are not subject to heritage controls and are slated for demolition.

Blue Sky's expected entry into the Melbourne student housing market comes at a time when a host of other developers are looking to supply <a href="/news/an-overview-of-melbournes-student-accommodation-projects">thousands of additional beds</a> to cater for strong demand. Scape Student Living alone is looking to deliver in excess of 2,000 student beds nearby on the intersection of La Trobe and Swanston.

<h2>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/image187_1.jpg" rel="gallery-all" title="Rendered perspective of 42-50 La Trobe Street. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="864" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image187_1.jpg?itok=p3pI5XX5" title="Rendered perspective of 42-50 La Trobe Street. Image courtesy Hayball" width="580"></a>

<figcaption>Rendered perspective of 42-50 La Trobe Street. Image courtesy Hayball</figcaption></figure><ul>
<li>Application lodged: October 2015</li>
	<li>Site area: 1,321sqm</li>
	<li>Proposed 47 level tower @ approximately 150 metres</li>
	<li>Plot ratio of 1:20</li>
	<li>Total student beds: 793</li>
	<li>65% Studio, 13% 2 bed shared, 22% 5 bed cluster rooms</li>
	<li>0 car parks and 159 bicycle spaces</li>
	<li>1,004sqm internal communal space</li>
	<li>Total GFA: 26,700sqm</li>
</ul>
<h2>A snake skin exterior</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/image189_0.jpg" rel="gallery-all" title="Facade study as prepared by Hayball"><img alt="" class="image-article-full-width-580px" height="124" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image189_0.jpg?itok=iv1oTdrr" title="Facade study as prepared by Hayball" width="580"></a>

<figcaption>Facade study as prepared by Hayball</figcaption></figure>42-50 La Trobe Street is set to be clad in bronze metallic modules which overlap, creating an exterior that architects Hayball believe mimics that of a snake skin. The offset panels when viewed in totality will appear to change, with Hayball describing the result as a "subtle shimmer in contrast to the flush, silver-green glazed facade of Trillium" which is currently under construction and abuts the subject site.

At 47 levels the tower ranks as the tallest proposal in this pocket of the CBD, with only the existing 56 levels of Abode 318 taller. Directly opposite 42-50 La Trobe Street, Melbourne developer VIMG recently gained approval via VCAT for a 44 level residential tower at 141 La Trobe Street,.

<h2>A new public lane</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/image193_1.jpg" rel="gallery-all" title="The through link from La Trobe Street to Bell Place. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="366" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image193_1.jpg?itok=Nh1y1EHE" title="The through link from La Trobe Street to Bell Place. Image courtesy Hayball" width="580"></a>

<figcaption>The through link from La Trobe Street to Bell Place. Image courtesy Hayball</figcaption></figure><blockquote>
The proposal outlined within this report is intended to create an invitation to occupy. The ground plane will be a verdant, attractive and high quality landscape for the amenity of the users of the city.

The project creates a transition between La Trobe Street and Mackenzie Street by providing a fine grain lane space. The invitation to enter the lane and to linger is provided by a richly textured timber wall. The wall allows intriguing crevices for the purpose of seating, planting, lighting and exhibition.

The contrast between existing blue stone paving and the proposed natural timber and planting creates an ambient glow and feeling of intimacy within the bustling city environment.
<cite>Haybal: Urban Context Report</cite>
</blockquote>

<h2>Communal spaces to the fore</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/image191.jpg" rel="gallery-all" title="Images of the communal spaces within the proposed development. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="178" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image191.jpg?itok=KWgnFIdY" title="Images of the communal spaces within the proposed development. Image courtesy Hayball" width="580"></a>

<figcaption>Images of the communal spaces within the proposed development. Image courtesy Hayball</figcaption></figure>42-50 La Trobe Street is flush with communal areas, all of which hold prominent positions within the proposal. In addition to the quintessential ‘Melbourne Laneway’ public space incorporated into the project, further communal areas are located at levels 1, 12-13, 36-37 and at the roof line.

Level 1 provides a reading room perched above the laneway in additional to a communal kitchen and function area. The double height void of levels 12 and 13 sees an informal area with lounges, cinema and videogame spaces in addition to an external terrace.

Level 36 and 37 are considered as a collaborative space, encapsulating hot-desks, break-out spaces and study coves while the roof level provides students with indoor/outdoor facilities for exercise and socialising.

<h2>Development team</h2>

<ul>
<li>Developer: La Trobe Street Property Trust (Blue Sky Funds)</li>
	<li>Architect: Hayball</li>
	<li>Planning: Urbis</li>
	<li>Traffic and Transport: TTM Consulting PTY LTD</li>
	<li>Waste Management: Leigh Design</li>
	<li>Wind and Acoustic: Vipac</li>
	<li>ESD and Building Services: Simpson Kotzman</li>
	<li>Structural Engineer: McVeigh</li>
	<li>Building Surveyor: Mckenzie Group</li>
	<li>Landscape: Oculus</li>
	<li>Facade Engineer: Inhabit</li>
</ul>
</body></html>

Blue Sky's ambitious student accommodation project: 42-50 La Trobe Street

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It's not often a developer scopes out Melbourne, likes what they see and not only develops projects in the city, but becomes inspired by Melbourne's urban renaissance of the last decade; particularly the successful transformation of streets, the refashioning of laneways, alleys and other spaces into attractive public places.

Mammoth Empire have sought to transpose some of these successful place making qualities, cultural engagement and diversity. Having engaged local architects <a href="http://www.hayball.com.au/">Hayball</a> on their sister tower projects, MY80 and Empire, they have sought to inject a touch of Melbourne into their Empire City development in Kuala Lumpur.

<blockquote>
Having added a number of Melbourne projects to its portfolio, Mammoth Empire Holdings recognised the city's success from an urban and development point of view, and that's what they sought for Empire City.

The fact that the masterplan and Architectural intent we prescribed have been upheld throughout the development process is a testament to the integrity of the design and its ability to evoke a true sense of place that is distinctive to Empire City.
<cite>Tom Jordan, Managing Director, Hayball</cite>
</blockquote>

<iframe allowfullscreen="" frameborder="0" height="450" scrolling="no" src="https://www.google.com/maps/embed?pb=!1m18!1m12!1m3!1d6517.569708038471!2d101.61695982725861!3d3.160921136728303!2m3!1f5.812499999999927!2f7.324288722307653!3f0!3m2!1i1024!2i768!4f20!3m3!1m2!1s0x31cc48cb531bb3b5%3A0x411f6b42c8237025!2sEmpire+City!5e1!3m2!1sen!2sau!4v1440027741251" style="border:0" width="100%"></iframe>

Located in Kuala Lumpur's Damansara and approximately 1km from one of the new and presently under construction <a href="http://www.mymrt.com.my/en/sbk/the-mrt-sungai-buloh-kajang-line">Klang Valley Mass Rapid Transit stations</a>, Empire City is the flagship project from the Malaysian developer, for which Hayball was recruited to develop the master plan. Due for completion next year, construction of the greenfield site is valued at over AUD $1.2 billion. Mammoth's vision for developing the vibrant and cosmopolitan precinct, relied on Hayball's understanding of 'place making' and its importance in creating livable, dynamic and sustainable places, having been active in place making and precinct master planning for more than 30 years.

With 12 towers and medium-rise accommodation, Empire City will cater to the diversity of Kuala Lumpur's population and the market need for typologies to suit their varying preferences. From Studio apartments to luxury residences, Hayball's architectural principles have been adhered to throughout the development. Which is even more amazing when you consider Hayball had no ground presence in Kuala Lumpur during the project which was first conceived five years ago.

<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/empire_city.jpg" rel="gallery-all" title="Empire City hotel closeup. Courtesy Mammoth Empire Holdings."><img alt="" class="image-article-full-width-580px" height="501" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/empire_city.jpg?itok=-jUsUh9E" title="Empire City hotel closeup. Courtesy Mammoth Empire Holdings." width="580"></a>

<figcaption>Empire City hotel closeup. Courtesy Mammoth Empire Holdings.</figcaption></figure>Premium tenants including 5-star hotel chains, Marriott and Ritz Carlton have signed lease agreements for Empire City, which is seen as a retail and entertainment destination in its own right with 200,000sqm dedicated to high end fashion brands, lifestyle facilities including an Olympic-sized ice skating rink, 4D cinemas, swimming pool, gym, and hospitality venues.

The project required Hayball to design a mix of housing typologies which responded to cultural preferences and an appreciation and understanding of the differences and expectations in the local market. This meant having an understanding of the financial metrics and rethinking the apartment layouts the firm was traditionally accustomed to designing. To ensure Empire City's success and viability the project was benchmarked against precedent projects in Melbourne and internationally.

<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/b54bffcb-811b-4844-892c-a6e2428d253c_zpstr35patm.jpg" rel="gallery-all" title="Empire City construction progress. Photo courtesy of forum member D_Y2k.2^, Skyscrapercity."><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/b54bffcb-811b-4844-892c-a6e2428d253c_zpstr35patm.jpg?itok=S8nClR0K" title="Empire City construction progress. Photo courtesy of forum member D_Y2k.2^, Skyscrapercity." width="580"></a>

<figcaption>Empire City construction progress. Photo courtesy of forum member D_Y2k.2^, Skyscrapercity.</figcaption></figure>More locally, Hayball and Mammoth Empire are working together on a third project with Mammoth interested in developing future sites on the CBD fringe moving forward. Their strategy in Melbourne is to secure sites and build a brand.

Meanwhile Hayball is finalising plans for a "big CBD student housing tower" with projects such as the Lyric Theatre redevelopment in Fitzroy, South Melbourne Vertical School on Ferrars Street and 25 Trent St Glen Iris underpinning the offices strong and diverse portfolio.
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Laurence Dragomir

A hint of Melbourne in Malaysia: Hayball's Empire City

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Planning &amp; Property Partners has spearheaded the latest development push into Fishermans Bend, covering six separate residential towers fronting Normanby Road. The multi-disciplinary Melbourne-based practice is acting on behalf of six separate land owners who have seen it fit to amalgamate their land holdings into an integrated master planned development.

Lodged with DTPLI last week, the six separate properties straddling either side of Normanby Road would add 1,578 apartments to the Fishermans Bend mix over six 40 level towers, the maximum number of floors permitted under current Fishermans Bend interim height limits.

Designed by Hayball, the combined value of the six towers is an estimated $600 million and would see apartments start from 50sqm for a single bedroom apartment, moving up to 64sqm. Dual bedroom apartments begin at 91sqm while three bedroom dwellings see a minimum of 110sqm of living space.

As part of the development Port Phillip Housing Trust stands to benefit with the allocation of a number of apartments set aside for affordable housing use.

<iframe allowfullscreen="" frameborder="0" height="450" src="https://www.google.com/maps/embed?pb=!1m0!3m2!1sen!2sau!4v1436210241959!6m8!1m7!1sOV_8HEvxi7GQjQPij4K_kQ!2m2!1d-37.829419!2d144.947599!3f2.1498087339594747!4f-10.576575587953641!5f0.7820865974627469" style="border:0" width="600"></iframe>

While the sites in question currently offer light commercial uses, the planning applications seeks to reinvigorate ground level activities by way of an overhauled public realm. The combined urban design response will see increased mid-block activation with laneways between Normanby Road and Munro Street and Normanby Road and Woodgate Street.

Retail and commercial tenancies are set to line ground level spaces with podium level tenancies earmarked for commercial use, specifically ‘business incubator’ spaces designed to support start-up businesses within the precinct.

<h2>What they say</h2>

<blockquote>
The net community benefit from a precinct approach is the creation of public spaces that feel good to be in and that people want to return to. We’ve carefully considered the human experience at street level with small-scale activities and spaces like laneways, pocket parks and plazas that feel intimate and engaging.

Making great places takes time and involves many complex ingredients to create a local experience which feels authentic. Early activation of the public realm and ‘seeding’ strategies to stitch new activities into the existing urban fabric are key to a celebrated local identity taking shape over time.
<cite>Tom Jordan - Managing Director, Hayball</cite>
</blockquote>

<blockquote>
This coordinated effort will create benefits for both occupiers and the broader community. It is a benchmark for a quality-driven, design response to residential apartment development, fostering a sense of community and providing a positive social contribution to the evolving Montague Precinct.

Doing 6 towers together can only mean a better coordinated outcome in both an urban design sense and how it will interact at street level. It is an exceptionally well put together proposal.
<cite>Mark Naughton - Managing Director, Planning &amp; Property Partners</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/image24_0.jpg" rel="gallery-all" title="Normanby Road precinct. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="393" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image24_0.jpg?itok=LWbmwN3E" title="Normanby Road precinct. Image courtesy Hayball" width="580"></a>

<figcaption>Normanby Road precinct. Image courtesy Hayball</figcaption></figure><h2>The bigger picture</h2>

Further along Normanby Road there are two nearby properties currently hold planning permits for substantial towers. An Artisan Architects designed 40 level complex at <a href="/buildings/normanby-199-201-normanby-road-southbank">199 Normanby Road</a> has approval for 262 apartments while Perpetual Normanby Pty Ltd recently received the green light for a 49 and 39 level dual tower scheme at <a href="/new-apartments/228-238-normanby-road-southbank">228-238 Normanby Road</a>.

Overall Apartments.com.au is currently tracking 43 towers within Fishermans Bend, spread over 20 separate development plots. This figure is expected to fluctuate as a number of projects within the precinct such as <a href="/developments/south-melbourne-vic-3205">6-78 Buckhurst Street</a> are back in the hands of architects seeking an improved outcome.
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1500 new apartments slated for Fishermans Bend

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With the spectre of South Yarra Station's entrances and street interfaces <a href="/news/comment-south-yarra-platforms-for-melbourne-metro-rail-ruled-out">remaining unchanged</a> a real possibility in the near to medium term and with a booming high-density population centred around South Yarra's Forrest Hill Precinct, there remains a real likelihood that necessary infrastructure upgrades - such as a norther entry to the station - vital in meeting population increases in the area will not be delivered.

While South Yarra remains a prime example of infrastructure upgrades lagging behind population growth, there remains a broader opportunity to implement over a host of Melbourne railway stations a quality interface between these intensified places and surrounding neighbourhoods with the State Government's level crossing removal program. To that end, Apartments.com.au spoke with Hayball Principal Sarah Buckeridge in order to garner her opinion on what factors are necessary in creating value for surrounding communities through integrated infrastructure upgrades, with rail at the heart of the discussion.

Having worked on proposals such as <a href="http://www.hayball.com.au/projects/proposition-3047/">Proposition 3047</a> and with a current apartment tower under construction in South Yarra's Forrest Hill, Sarah Buckeridge and Hayball at large are qualified to offer considered opinion on the matter.

<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/f107_3595.jpg" rel="gallery-all" title="Forrest Hill looms large. Image courtesy wongm.com"><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/f107_3595.jpg?itok=D70BPyvd" title="Forrest Hill looms large. Image courtesy wongm.com" width="580"></a>

<figcaption>Forrest Hill looms large. Image courtesy <a href="http://wongm.com/">Marcus Wong</a></figcaption></figure>With an expanded South Yarra Station - adding two new platforms on the Melbourne Metro Rail tunnel - dismissed as too expensive, attention now is shifting toward making the current structure user friendly. While the potential removal of the Cranbourne-Pakenham line from the existing station once the Melbourne Metro Rail project is complete may reduce the numbers of people connecting between lines at South Yarra, Sarah notes that South Yarra Station is very much a single directional facility interfacing only with Toorak Road.

True success for the adjoining Forrest Hill Precinct is largely dependent upon meaningful integration with South Yarra Station and that requires at least another station entrance towards its northern end in order to better serve Melbourne High School and the surrounding apartment buildings. Quizzed as to Forrest Hill Precinct's overall success, Sarah notes that in the truest sense it has achieved what the original policy shift had intended: the transformation of a former industrial pocket into a high-density residential hub in a relatively short period of time.

While the towers may be new, Sarah Buckeridge also cautions on the need for public realm expenditure to mirror that of private investment. Hand in hand with South Yarra Station's increased functionality is the need for City of Stonnington to address key public realm needs within Forrest Hill Precinct such as footpaths, greenery and general amenity. Only then can Forrest Hill Precinct be judged in its entirety.

<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/project-gallery_prop30471.jpg" rel="gallery-all" title="Integration with a station's surrounds is key. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="379" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/project-gallery_prop30471.jpg?itok=Di-3c8pp" title="Boradmeadows: integration with a station's surrounds is key. Image courtesy Hayball" width="580"></a>

<figcaption>Broadmeadows: integration with a station's surrounds is key. Image courtesy Hayball</figcaption></figure>Switching from the microcosm of South Yarra to a broader Melbourne context, Apartments.com.au posed the question of whether existing rail lines and stations could/should be sunk with air rights above offered for development. Sarah explains that there is no 'one size fits all' solution, citing the $70m Ikon Glen Waverley development and pending transformation of Brunswick's Jewell Station as prime examples of public-private partnership which can bring an enhanced outcome to both a given station and its surrounds, without necessarily sinking rail infrastructure.

It's this cooperation between the public (Victrack) and private spheres which Sarah considers vital in producing exciting, integrated infrastructure nodes with long lasting community benefits. Asked if new technologies such as Cross Laminated Timber (which Hayball has used successfully elsewhere) has a place in the building of new railway stations, Sarah replied it remains a possibility owing to its many beneficial characteristics but ultimately the station must be first and foremost functional and integrated with its surrounds.

<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/project-gallery_prop30474.jpg" rel="gallery-all" title="A reworked Broadmeadows Station. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="215" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/project-gallery_prop30474.jpg?itok=AiqIGTHE" title="A reworked Broadmeadows Station. Image courtesy Hayball" width="580"></a>

<figcaption>A reworked Broadmeadows Station. Image courtesy Hayball</figcaption></figure>Overarching the discussion was Hayball's work on devising an integrated outcome for Broadmeadows Station and its surrounds. Initially devised during 2006 as part of Architectural Review Australia’s ‘Proposition’ competition, <a href="http://www.hayball.com.au/projects/proposition-3047/">Proposition 3047</a> saw the redevelopment of the existing Broadmeadows train station with community, sustainability and accessibility at the crux of the design.

Winning the People’s Choice Award and the jury’s first prize at the time for the new inter-modal transit interchange and mixed-use development, it facilitated a new masterplan for a host of key sites within the greater Broadmeadows Transit City area. Prepared for the Department of Planning and Community Development, the 2011 Transit City plan also amounted to nothing, much to the disappointment of Sarah Buckeridge.

Sarah notes that rail station redevelopment can often act as a catalyst for further investment in the immediate area, as it's a central piece of infrastructure that naturally draws people toward it. The Broadmeadows plan was to have been a physical connector in an otherwise disjointed area, bringing with it a raft of community benefits such as increased, useable and engaging public spaces.

Described by Sarah as one of Hayball's best pieces of design, Proposition 3047 is nearly a decade old. Infrastructure investment by the State Government in Broadmeadows in particular has been limited to say the least over that period. As an stand alone design Proposition 3047 was valid then and still is now as an example of not simply redeveloping a given rail station, but taking it beyond to encapsulate a raft of features that can benefit the wider community.
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Sarah Buckeridge on integrated rail investment

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Last month it was <a href="http://www.smh.com.au/nsw/nsw-to-build-first-public-highrise-high-school-in-parramatta-20150212-13ctqm">reported</a> that <a href="/new-apartments/parramatta-nsw">Parramatta</a> would be developing NSW's first high-rise school set to open in 2019. Apartments.com.au discussed some of the opportunities and challenges associated with a vertical campus and how it might be implemented in Melbourne with <a href="/architects/hayball">Hayball</a> Director Richard Leonard.

Laurence Dragomir: Has the practice had much involvement in investigating the high-rise school model?

Richard Leonard: Yes, we have been involved in a couple of similar projects recently. One assisting the Department of Education in re-thinking a denser model of school in one of the outer suburbs in one of the more built up areas - it was a small study of what a dense model of secondary school might be.

The major one was a few years ago where we worked with VicUrban to re-think what a primary school model might be in the context of an area like the <a href="/new-apartments/docklands-vic-3008">Docklands</a>. That was quite a significant study undertaken working with the VicUrban team and especially with the education expert Dr. Julia Atkin to really promote what might be a specific response to a dense urban condition such as the Docklands. But also in the sense of what might be teasing out a contemporary response to education and exploring a 21st Century education model.

LD: Was that an exercise in developing some more general ideas rather than a site specific response i.e. was this done prior to a site being chosen at Digital Harbour?

RL: It was more about developing ideas. Some sites were “road-tested” but it was fairly fluid; it was more about exploring what might be more of a successful education model that would fit in the context of Docklands.

<figure><a class="colorbox colorbox-insert-image" href="https://urban.melbourne/sites/urban.melbourne/files/pictures/article-images/vertical_school_2.png" rel="gallery-all" title="Vertical School conceptual study. © Hayball"><img alt="" class="image-article-full-width-580px" height="439" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/vertical_school_2.png?itok=7ytxJmik" title="Vertical School conceptual study. © Hayball" width="580"></a>

<figcaption>Vertical School conceptual study. © Hayball</figcaption></figure>In the end like a lot of these studies, it's really a matter of waiting for the planets to align. It really requires government departments and the authorities to co-operate to make it happen. It was a very interesting study in terms of re-thinking, firstly the model of schools and secondly how that transfers into a really dense and rich environment such as Docklands… but you could intersperse that really with any inner city condition. You could even think in terms of the denser areas in the outskirts of Melbourne or even Sydney. In Melbourne places like <a href="/new-apartments/dandenong-vic-3175">Dandenong</a>, <a href="/developments/cranbourne-vic-3977">Cranbourne</a> or <a href="/new-apartments/ringwood-vic-3134">Ringwood</a> - those sort of built up areas or in Sydney as we're seeing with the Parramatta school. Any of those environments are really conducive to the concept of a denser school model that responds to its specific urban context.

LD: What are some of the programmatic issues around safety and amenity that should be considered and some of the challenges they might raise?

RL: I think safety is probably the easy one because you deal with that in the knowledge that we have some pretty powerful regulatory controls that predict what you have to do in terms of life safety. Amenity is the big one particularly in terms of breakout spaces and play spaces and that's a big challenge in dense urban contexts.

But there’s an even bigger issue and one that I believe people aren't addressing – and it's lost in the immediacy of people “solution jumping” to propose the design solutions. The bigger issue is in really understanding what the education model is… because what we know is that you can't try to shoehorn a traditional school into that sort of environment - that is to say that we just can’t take a traditional school model and stack it 5-storeys high - that's simply not the model that's going to work.

It's really about defining what is the contemporary model of education that will work in that rich urban environment and combine to contribute to it. That is, what can the city offer the school and the school offer the city? And to better define what we mean by the contemporary school mode, I suppose this is best summarised by a place containing variety of spaces that are adaptable, creative, collaborative, responsive and working through the reciprocal nature of education which supports learners that are self-directed and teachers that are learning mentors… and that integrates with the community. So it's a very different model to transfer those traits into the city or a dense urban context and not just try to replicate a traditional, outer urban school model. That's the real cruncher.

And I think there's obviously a great possibility in terms of the land and financial efficiency with the dense school model. But then how do you make it contribute to a sense of community? How do you enable the workers or the residents of that area to have their kids educated close to their workplace? And how you make it function is coming back to that fundamental definition of contemporary education and the response of the educators to successfully promote, implement and sustain the model.

This is critical. Especially in the dense urban school, it's about the re-imagining of the education model and how it responds to the context and the community. Defining the model and the pedagogical response - that is, how do learners learn and how do teachers teach? And with such a fundamental shift, having the government behind it and supporting the shift in thinking is crucial. The Parramatta model is a good example: it's had very competent architects who are skilled in education and who have developed a pretty interesting model, but the concern I have is that it needs to be matched by the government in its education philosophies and pedagogies.

However as I understand it, what the authorities have publicised in Parramatta is 'classrooms of the future'! But as a Sydney colleague astutely points out, so often in that State they haven't yet progressed to classrooms of the present. The very fact that they're also talking about “classrooms” is a bit of a giveaway because that's a very traditional way of learning and of thinking of schools. So I have some concerns about how the project there might be developed successfully and hopefully the government does respond to the more progressive thinking and work with it because it's fundamental for success in the Parramatta context.

LD: With a vertical model how do you see that playing out - there was a brief mention of it earlier - in terms of open space, sports facilities etc? I remember working a number of years ago on the MacRobertson Girls' High School masterplan and one of the areas we looked at was how the school utilised its location and adjacency to Albert Park and the facilities on offer there - almost becoming an extension of the school grounds or campus. Do you see that as something that as being one possible solution to addressing the need and desire for open space and other facilities?

<figure><a class="colorbox colorbox-insert-image" href="https://urban.melbourne/sites/urban.melbourne/files/pictures/article-images/macrob_masterplan_2010.jpg" rel="gallery-all" title="MacRobertson Girls' High Masterplan 2010. © Kerstin Thompson Architects"><img alt="" class="image-article-full-width-580px" height="359" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/macrob_masterplan_2010.jpg?itok=-GInBL1g" title="MacRobertson Girls' High Masterplan 2010. © Kerstin Thompson Architects" width="580"></a>

<figcaption>MacRobertson Girls' High Masterplan 2010. © Kerstin Thompson Architects</figcaption></figure>RL: I think that's absolutely right. I'm pretty familiar with MacRob as we also did some masterplanning work there some years ago ourselves. It's interesting because as you would realise, for them to function they virtually rely on that synergistic use of the locality; that is they walk their students down to MSAC (Melbourne Sports &amp; Aquatic Centre) to use many of the facilities there and that's vital for their functioning as a school. Also they utilize the adjacent public parkland for break-out and recreation. It is a really good example of how a school can successfully exist in an inner city location. But then I think you have to ask "what are the next steps?"

Now MacRob's is a very traditional model of school that promotes a very specific and important function in the Department of Education system here as one of their lighthouse high-performance schools. So I guess when we're talking about the next steps in an inner urban area then how do you considering the school as more of an integrated community resource. That works to some extent at MacRob where, for example, their Gymnasium is heavily used out of hours by the local community. In inner-urban schools it is important to consider the opportunities for those reciprocal relationships that schools can have with their locality.

For instance if you take the Docklands as an example there was consideration of how a school could use the collateral of the city such as galleries, museums, the municipal library, the river or any of the other pieces of infrastructure that exist; and conversely how the school could support community activities and services that would help develop that relationship and connection with the local community – so the school could act as a focus for what is currently a fairly desolate area. To explain that idea further, there was consideration for how the school might embrace some of the City of Melbourne functions to have connection to social services or communal facilities or meeting spaces etc. In that context we were considering does the school need a library or can it use the Docklands Library instead, so you could really think about that synergistic connection of school to its context.

We went further in fact to look and say well that's one model and there's plenty of models around the world that are good examples of that; one of the best ones, the Discovery School in Christchurch (pre-earthquake) was from memory in a 5-6-storey building located in the middle of the Christchurch CBD. The students were using the collateral of the city seamlessly – city mall, the parklands, the library etc and even having interconnections with businesses… really, an intense and rich use of the city resources.

So when it came to the Docklands school we were also considering the possibilities to have an impact in the whole of the Docklands area. One of the propositions for instance was a satellite model – does the school need to be in a single location or can it be a more dispersed model? You could think of the school having a central hub and supporting satellite facilities around the neighbourhood that could be much more of a finer grain response to the particular different localities of that context and that provide a much broader set of resources and opportunities. For example, the arts areas could co-locate with galleries or the sports area co-locate with the city’s sports facilities or learning hubs could be embedded within local communities. And that was pretty interesting because again it was trying to get away from the “fortress school” mentality and thinking that the first step is to encourage the “code-sharing” of facilities and learning spaces that might exist in a number of community locations. Some schools have done that pretty successfully in terms of having city-campuses, or outpost facilities in the country, overseas, in shopping centres and so forth, so there's many other ways to think of it.

<figure><a class="colorbox colorbox-insert-image" href="https://urban.melbourne/sites/urban.melbourne/files/pictures/article-images/vertical_school_11.png" rel="gallery-all" title="Vertical School conceptual study. © Hayball"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/vertical_school_11.png?itok=TohMJoLC" title="Vertical School conceptual study. © Hayball" width="580"></a>

<figcaption>Vertical School conceptual study. © Hayball</figcaption></figure>LD: Now the obvious question I think is, and you sort of touched on it before but what might some of these designs look like? And how do you future proof the schools to cater for growth and dealing with advances in technology?

RL: That's the million dollar question isn't it and I don't think there's any simple answer. I think some interesting thinking has been provided by Steven Harris, the Principal of Northern Beaches Christian College in Sydney. He often challenges architects by questioning how do you even know that the school that you are developing now will even be a school in, say, 30 years’ time? So he correctly promotes the need to build-in flexibility of use, but more perversely is questioning us on the future of “bricks and mortar” schools. His current model of school that he regularly admits inspired him was walking around Madrid Airport where he concluded it was a pretty good model for a school in the sense that you have all the possibilities of flexible learning in a rich environment. So he has re-conceptualised his school along the lines of almost the supermarket principle of not talking about classrooms at all but talking about a rich variety of experiences and opportunities – and very much a flexible, creative, student-centric model.

I think whether it's an inner city school or a dense school or an outer suburban 12ha lot, we're still really dealing with exactly the same fundamental problem: where is education heading? I think there are the universal principles of student-centric learning, of more research-based work, of collaborative paradigms, of interconnections with community that is much more stronger than it was a decade or two ago. I think all of those things can only continue to emerge and grow and be impacted by our re-thinking of education and also by advances in technology.

We were recently wrestling with the notion of advances in technology in terms of education. For instance, speaking with some educators about the possibility of where some of this technology is heading and the fact that probably in just a few years’ time we will have students working with 3d glasses etc. That means they could do a lot of work at home or in fact anywhere, but still feel like they in the school or teaching environment - that you could have an immersive school experience virtually. Similar to Steven Harris’ provocations, that's going to radically shift the thinking of what is “school” and how is it delivered.

LD: Anything you would like to finish the discussion with Richard?

RL: If I could reinforce one thing, I'd say the missing link and possibly - and I hope not - but possibly key challenge with the Parramatta school, is that so often governments are good when making the big announcements and putting up the edifices as the “next big thing”. But the key part is to support that with the infrastructure – both the human and the policy framework – to make sure that it is sustainable. Human in terms of getting their teachers professionally developed to be able to work in these new contexts; and augmented by policy framework supporting what they are doing system-wide and not just as an isolated outpost exemplar school. Otherwise, we might just be developing a white elephant.

LD: Richard, it has been a pleasure and I thank you again for taking the time to have a chat.
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A discussion on vertical modes of learning with Hayball's Richard Leonard 

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One of Southbank's grandest proposals which was submitted during the peak of Melbourne's skyscraper run of 2014, and which garnered substantial media attention, has been heavily modified to meet concerns raised by planning authorities. Even with a considerable reduction in height and apartment yield, 334-344 City Road has found no favour in a report to the Future Melbourne (Planning) Committee which was tabled earlier this month.

Prepared by City of Melbourne's Planning Coordinator, the report urges Melbourne City Council to officially object 334-344 City Road to state body Department of Environment, Land, Water and Planning (or whatever they may be called this month). Amended plans were submitted during November 2014 in order to address concerns focusing around excessive height, ground level layout, traffic flow and overall tower form.

<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/image58.jpg" rel="gallery-all" title="Artist's impression of 334-344 City Road facade. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="752" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image58.jpg?itok=fN06fveT" title="Artist's impression of 334-344 City Road facade. Image © Hayball" width="580"></a>

<figcaption>Artist's impression of 334-344 City Road sans balconies. Image © Hayball</figcaption></figure><h2>Points of difference</h2>

Nestled in between the north-west side of City Road, south-west side of Clarendon Street and north of the West Gate Freeway, major differences between 334-344 City Road's initial and revised schemes for the 1,600sqm site are outlines below:

<table border="1" cellpadding="1" cellspacing="1"><tbody>
<tr>
<td>July 2014</td>
			<td>November 2014</td>
		</tr>
<tr>
<td>82 levels</td>
			<td>57 levels</td>
		</tr>
<tr>
<td>270 metres</td>
			<td>190 metres</td>
		</tr>
<tr>
<td>198 hotel suites</td>
			<td>110 serviced apartments</td>
		</tr>
<tr>
<td>578 apartments</td>
			<td>432 apartments</td>
		</tr>
<tr>
<td>GFA 83,196sqm</td>
			<td>GFA 60,038sqm</td>
		</tr>
<tr>
<td>154 car parking spaces</td>
			<td>117 car parking spaces</td>
		</tr>
<tr>
<td> </td>
			<td>315 bicycle parking spaces</td>
		</tr>
</tbody></table>
<h2>City of Melbourne on the revised 334-344 city road proposal</h2>

<blockquote>
While the subject site is a suitable candidate for redevelopment, there are a number of significant issues with the current proposal that must be resolved prior to the granting of a permit.

The development by virtue of its height, setbacks and subsequent bulky building form is considered to overwhelm and dominate the City Road Street environs. Although higher built form can be found in Southbank it is concentrated west of Moore Street where the Melbourne Planning Scheme guides that this form of development is most appropriate.

The lack of variation in the built form and architectural expression (including the lack of variation in tower shape), also increases the perceived three dimensional massing of the building and contributes to the visual impact of the building. The applicant has also failed to undertake a cumulative assessment of the traffic impact of the development on the local road networks and it is considered that the proposal will impact on the safety and operational capacity of City Road and Clarendon Street, in the vicinity of the site.

The proposal fails to achieve short term stationary wind conditions along City Road and fails to satisfy the requirements of DDO1 (requirement for active street frontages)
<cite>​Report to the Future Melbourne (Planning) Committee</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/image60_0.jpg" rel="gallery-all" title="Intended ground floorplan. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image60_0.jpg?itok=YRYgN1JI" title="Intended ground floorplan. Image © Hayball" width="580"></a>

<figcaption>Intended ground floorplan. Image © Hayball</figcaption></figure>On the issue of height the report goes delves into the discretionary height limits and the clear expectation that all planning application for the immediate area must "Achieve the design objectives of the schedule". Essentially a height of up to 100m is preferable, although excess height may be achieved where the following built form objectives are present:

<ul>
<li>Buildings that provide an appropriate transition to development in adjoining Areas to the south, west and east.</li>
	<li>Buildings that do not dominate urban form in adjoining Areas.</li>
	<li>The maintenance of the dominant streetscape scale.</li>
</ul>
The report asserts that in addition to excessive height, the above three objectives are not met.

<h2>Comment</h2>

<blockquote>
The fact that other buildings may have been approved at heights over the 100m preferred height of Area 3, and the fact there are other buildings higher in other Areas with higher preferred heights, should not be an argument for such a proposal of extraordinary height variance.

The intent of the height control in Area 3 is for the control of building heights in Area 3. The proposed building height can only be considered in relation to the area it is within, not to other areas.
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

Why has the report to the Future Melbourne (Planning) Committee not referenced towers to the east of 334-344 City Raod? Even in the face of multiple towers being approved at immense heights in the immediate vicinity, City of Melbourne still maintain a stoic resistance to any structure over the nominal height. Between 80-160 metres directly east are three towers that most people would think set a reasonable precedent for build form height around 334-344 City Road.

BPM's <a href="/news/out-of-the-shadows-and-into-the-light">Shadow Play</a> tower at 320 City Road looks set to rise 61 levels with its marketing campaign imminent, while directly opposite Crone Partners have prepared a 280 metre residential tower for <a href="http://www.cronepartners.com/index.php?option=com_news&amp;view=newdetails&amp;id=82&amp;Itemid=23">295 City Road</a> and <a href="/new-apartments/elysium-54-clarke-street-southbank">Elysium</a> at 244 metres holds approval. City of Melbourne considers 334-344 City Road to be a proposal of extraordinary height variance on a site specific basis, yet a quick glimpse toward its neighbours suggests it's anything but.

The selective nature of the report prepared in assessing 334-344 City Road should be queried. Nonetheless an interesting outcome on a state level looms which may well act as a precedent should ​334-344 City Road gain approval.
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