A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Joel Robinson

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

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

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

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

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

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

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

The City of Sydney has approved plans for <a href="https://www.apartments.com.au/developers/billbergia">Billbergia Group</a> and Metrics Credit Partners’ $3.5 billion Castlereagh Place project in the heart of the Sydney CBD

The towers will be among the tallest in <a href="https://www.apartments.com.au/developments/sydney-nsw-2000">Sydney</a>'s CBD, with more floors than any other residential tower in the city.&nbsp;

The 6,000 sqm site was acquired by the joint venture partners in 2024. It is the largest amalgamated land parcel in the Sydney CBD and comprises eight individual sites fronting Castlereagh, Pitt and Liverpool Streets.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/castlereagh-place-sydney-324-348-pitt-street-sydney-nsw-2000">Castlereagh Place</a> will transform an underutilised city block into a landmark mixed-use destination, anchored by two 82-storey towers comprising 607 luxury residences above an 8-level podium housing a 209-room luxury hotel. A 1,000 square metre civic park on ground level features a curated mix of food, beverage and retail.

The plans have been refined over the past year to rebalance the residential and hotel offering, and reconfigure the retail footprint to create a stronger, more dynamic dining experience.

A three-level flagship building on the prominent corner of Pitt and Liverpool Streets will be the gateway to the Castlereagh Place lifestyle precinct. Set to become a Sydney icon, the building is capable of housing multiple hospitality venues.

“Castlereagh Place is designed to be the City's next great urban oasis - an energetic mixed-use precinct that pulses with life, day and night,"&nbsp;said Joseph Kinsella, Group Director of Billbergia.

"It will bring the vibrancy of places like Barangaroo and Darling Quarter into a more accessible, central destination at the very heart of Sydney."

Kinsella said the project will build on&nbsp;Sydney’s growing laneway culture with the City’s largest network of new activated lanes - an expanded, next-generation take on precincts like Angel Place, Palings Lane and Ash Street in Wynyard.

[smartcode_project:default project_id=134477 project_image_fid=374401]

Castlereagh Place has been designed by architects <a href="https://www.apartments.com.au/architects/fjc-studio">fjcstudio</a> in collaboration with Trias Studio, Aileen Sage and Polly Harbison Design, joint winners of an international design competition in 2018.&nbsp;

Signature design elements from the original scheme remain unchanged, while the public domain has been significantly enhanced, delivering 60 per cent more open-to-sky space.

Pedestrian access will also be enhanced through new laneways linking Pitt, Liverpool and Castlereagh Streets, drawing people into a new civic park with outdoor seating, landscaping and integrated public art.

With activated laneways supported by strong hospitality offerings, Castlereagh Place is tipped to become a vibrant new dining destination in the heart of Sydney’s CBD.

It marks the largest undertaking to date for the Billbergia and Metrics Credit Partners partnership. Together they are developing other underutilised Sydney sites into mixed-use precincts, including the $2.2 billion Concord Central and the $1.3 billion Chatswood Grand Residences.

Metrics Managing Partner and Group CEO Andrew Lockhart said Castlereagh Place is a landmark project that will redefine Sydney’s skyline.

"As the tallest residential high-rise development, the revitalised site will offer panoramic views across the CBD and surrounds. We are excited to partner with Billbergia to reinvigorate an underutilised site and create a sophisticated and contemporary mixed-use offering situated in the heart of Sydney.”

Total apartments within the towers have increased to 607 dwellings, with a focus on larger floorplans. Aligned to growing market demand, Castlereagh Place now comprises 299 three-plus-bedroom apartments, 198 two-bedroom units and 110 one-bedroom configurations.

[smartcode_project:default project_id=134477 project_image_fid=374402]

Resident amenities will include an exclusive residents club containing a gym, rooftop pool, dining rooms, co-working spaces, library, golf simulator, games room, cinema room, and access to an exclusive concierge service. There will be around 500 basement car spaces below the towers.

The development will also include a state-of-the-art wellness centre, set to feature a bathhouse with magnesium pools, hot/cold plunge pools and premium amenities.

&nbsp;

According to fjcstudio, the towers will feature distinctive yet elegant architectural design reflecting Sydney’s geometry and urban character, with a network of through-site links and intimate public spaces activating the streetscape.

"Castlereagh Place is a city-making project of significant scale and ambition," said Richard Francis-Jones, Design Director at fjcstudio.

"It will create a rich urban complex of public open spaces, landscaped gardens, and vibrant laneways. Defining these new public spaces and the important streetscape of Castlereagh Street is a sequence of fine-grained, diverse retail and hotel architecture designed in collaboration with Aileen Sage, Polly Harbison Design and Trias.

“Rising above the tree-lined, human-scale streetscape are two slender residential towers that will transform the city skyline and look towards the Harbour, Hyde Park, and the Royal Botanic Garden.”

Demolition and early construction works have commenced onsite at Castlereagh Place.

[smartcode_project_cta:default project_id=134477]

Billbergia, Metrics, approved for $3.5 billion Sydney skyscrapers

Planning applications

<html><body>
A solid year for development proposals fronting Albert Park Lake continues with the much anticipated 77 Queens Road with City of Port Phillip for assessment. Likewise for site proponent Southlink Developments who add 77 Queens Road to their <a href="/developments/melbourne-vic">Sovereign Blackburn</a> and <a href="/buildings/claremont-manor-7-claremont-street-south-yarra">Claremont Manor</a> apartment developments, both of which are currently at sales.

Contrary to varying media reports that suggested an Elenberg Fraser scheme associated with the site's sale during 2013 would proceed to sales, Southlink have instead chosen Fender Katsalidis to create a new tower for their next Melbourne foray.

<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/image3277q.jpg" rel="gallery-all" title="Old and new. Images courtesy elenberg Fraser and Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="201" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image3277q.jpg?itok=YNWdmQUc" title="Old and new. Images courtesy elenberg Fraser and Fender Katsalidis" width="580"></a>

<figcaption>Old and new. Images courtesy Elenberg Fraser and Fender Katsalidis</figcaption></figure><h2>77 Queens Road Summary</h2>

<ul>
<li>2,329 sqm site</li>
	<li>Currently a low-rise, 1960's apartment block of 36 apartments</li>
	<li>15 metre setback to Queens Road at ground level</li>
	<li>Proposed 13 level complex @ 41.9 metres</li>
	<li>160 apartments</li>
	<li>178 car parking spaces and 181 bicycle spaces</li>
	<li>GFA 12, 364.44sqm</li>
</ul>
<h2>An unmistakable imprint</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/image34w_0.jpg" rel="gallery-all" title="Images courtesy Fender Katsalidis and Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="464" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image34w_0.jpg?itok=ZzkvsH2W" title="Images courtesy Fender Katsalidis and Ryan Seychell" width="580"></a>

<figcaption>Images courtesy Fender Katsalidis and Ryan Seychell</figcaption></figure>The casual observer wouldn't be mistaken for assuming Fender Katsalidis have merely melded two of their successful recent projects together in creating 77 Queens Road. Straight lines and funny angles are alive and well as this application draws upon the best of both <a href="/news">108 Flinders Street</a> and Canberra's NewActon Nishi (above left and right).

Perhaps Fender Katsalidis have stumbled upon a winning formula of confluence which yields both commercial and aesthetic returns? Regardless external finished will see blue/grey vision and spandrel glazing, clear balustrades, coloured precast panels in addition to dark window frames and louvres.

<h2>Internal arrangement</h2>

The majority of apartments are arranged in a herringbone pattern where possible to take in an Albert Park Lake and Bay aspects, with the remainder toward Queens Lane presented in a more conventional format. Single bedroom apartments will be centralised along the Queens Lane frontage while dual bedroom apartments run through the mid levels, with all three bedroom abodes holding frontage to Albert Park Lake along the buildings western flank.

Apartment breakdown will see the following numbers: 20 one-bedroom, 24 one-bedroom + study, 76 two-bedroom, 26 one-bedroom + study, 14 three-bedroom.

<h2>Ground plane</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/img_8739.jpg" rel="gallery-all" title="Ground level. Image courtesy Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="249" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_8739.jpg?itok=QcDJUjZn" title="Ground level. Image courtesy Fender Katsalidis" width="580"></a>

<figcaption>Ground level. Image courtesy Fender Katsalidis</figcaption></figure>As with many buildings fronting Queens Road, generous setbacks are the norm which allow for an expansive usable space if so desired. A porte-cochere layout addressing Queens Road is included, similar to many developments nearby, including the neighbouring Monarc apartment project.

A central passage will bisect 77 Queens Road at ground with a host of communal facilities holding sway, whilst services are clustered to the most innocuous quadrant. Oculus have devised the landscape solution which will feature outdoor terraces, bluestone paving, outdoor dining/seating and green privacy screens over ground and the level 9 setback.

<h2>Project team</h2>

<ul>
<li>Developer: Southlink</li>
	<li>Architect: Frender Katsalidis</li>
	<li>Planning: URBIS</li>
	<li>Project Management: PDS Group</li>
	<li>Services: WSP Group</li>
	<li>Structural Engineer: Robert Bird Group</li>
	<li>Traffic: Traffix Group</li>
	<li>Building Surveyor: BSGM Consulting Building Surveyors</li>
	<li>Waste: Leigh Design</li>
	<li>Landscape: Oculus</li>
	<li>ESD: Ark Resources</li>
</ul>
</body></html>

silvermb

Southlink lodge plans for 77 Queens Road

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City of Port Phillip's planning department is currently juggling a healthy number of high-density planning applications as land owners and developers seek to push through the next wave of apartment development. At varying stages of the planning process, the projects listed below would add 405 new dwellings to the municipality with South Melbourne and St Kilda the suburbs of choice.

With six of the smaller current planning applications highlighted, a handful of larger planning applications before City of Port Phillip will feature on Apartments.com.au in coming weeks.

<h2>240-242 Dorcas Street, South Melbourne</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/image11dorcas.jpg" rel="gallery-all" title="Image © Rothe Lowman"><img alt="" class="image-article-full-width-580px" height="312" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image11dorcas.jpg?itok=yUo1jqYg" title="Image © Rothe Lowman" width="580"></a>

<figcaption>Image courtesy Rothe Lowman</figcaption></figure>Online documents have indicated a Notice of Decision to Grant a Permit be issued for 240-242 Dorcas Street, pending the implementation of a number of amendments. One such amendment requires the deletion of one level and addition of an upper level setback, as the proposal contravenes a discretionary height limit of 23.5 metres.

<ul>
<li>Proponent: unknown</li>
	<li>Design: Rothe Lowman</li>
	<li>Eight levels at 23.95m</li>
	<li>48 apartments</li>
</ul>
<h2>274-278 Coventry Street, South Melbourne</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/image15copp.jpg" rel="gallery-all" title="Image © Interlandi Mantesso"><img alt="" class="image-article-full-width-580px" height="252" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image15copp.jpg?itok=HWBpGzVr" title="Image © Interlandi Mantesso" width="580"></a>

<figcaption>Image courtesy Interlandi Mantesso</figcaption></figure>A revised planning application, Interlandi Mantesso have returned to City of Port Phillip after a VCAT appeal lodged by the development team found no favour. The current application decreases the buildings height from ten levels (30.8m) to seven (21.5m), while also increasing setbacks from the street. The two current buildings are deemed worthy of demolition, with Interlandi Mantesso also providing an enhanced street frontage.

A Notice of Decision to Grant a Permit has also been put forward by the City of Port Phillip Statutory Planning Committee.

<ul>
<li>Proponent: Twenty Ninth Macorp Nominees Pty Ltd</li>
	<li>Design: Interlandi Mantesso</li>
	<li>Seven levels at 21.5m</li>
	<li>43 apartments</li>
</ul>
<h2>244-246 Dorcas Street, South Melbourne</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/image16copp.jpg" rel="gallery-all" title="Image courtesy Hassell Studio"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image16copp.jpg?itok=1R_eO2g8" title="Image courtesy Hassell Studio" width="580"></a>

<figcaption>Image courtesy Hassell Studio</figcaption></figure>Jewel as Evolve Development have christened it, is open to registrations of interest via the project's website. Valued at $45 million, the seven level block which is slated for completion during 2016 replaces an earlier 10 level scheme.

Holding a mixture of one and two bedroom luxury apartments, Evolve have positioned the development at the luxury end of the market as evidenced by utilising Hassell Studio for the design.

<ul>
<li>Developer: Evolve Development</li>
	<li>Design: Hassell Studio</li>
	<li>Seven levels at 20.7m</li>
	<li>61 apartments</li>
</ul>
<h2>245-249 St Kilda Road, St Kilda</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/img_7646copp.jpg" rel="gallery-all" title="Image courtesy Plus Architecture"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_7646copp.jpg?itok=JuHbe0ID" title="Image courtesy Plus Architecture" width="580"></a>

<figcaption>Image courtesy Plus Architecture</figcaption></figure>This mixed-use proposal seeks to replace a low-rise commercial complex currently onsite. With a GFA of 17,842 the Plus Architects-designed project would feature 87 single bedroom and 53 dual bedroom apartments in addition to a separate three level commercial building. Holding 92 metres of street frontage the project also includes a sizeable central courtyard.

More images of this proposal can be seen in the dedicated <a href="/news">St Kilda forum thread</a>.

<ul>
<li>Proponent: Tony Train &amp; Aroona Property Trust</li>
	<li>Design: Plus Architecture</li>
	<li>Eight levels at 29.1m</li>
	<li>140 apartments &amp; 3,495sqm commercial space</li>
</ul>
<h2>63-73 Fitzroy Street, St Kilda</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/view-2-e1387337959876_1.jpg" rel="gallery-all" title=" Image courtesy Cactus Architects"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/view-2-e1387337959876_1.jpg?itok=ds5pSZo6" title=" Image courtesy Cactus Architects" width="580"></a>

<figcaption>Image courtesy Cactus Architects</figcaption></figure>Cactus Architects have conceived this project as a replacement for the current 1957-dated Easystay motel onsite. Containing 21 single bedroom and 42 dual bedroom apartments, the development includes basement car parking and provision for 40 bicycles.

Interestingly enough an open air car park will be maintained (albeit smaller) at the rear of the site, should it gain approval.

<ul>
<li>Proponent: Renzella Group Property</li>
	<li>Design: Cactus Architects</li>
	<li>Six levels at 18.7m</li>
	<li>63 apartments</li>
</ul>
<h2>31-33 Park Street, South Melbourne</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/image17copp.jpg" rel="gallery-all" title="Image courtesy Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="427" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image17copp.jpg?itok=LwqOOQIW" title="Image courtesy Fender Katsalidis" width="580"></a>

<figcaption>Image courtesy Fender Katsalidis</figcaption></figure>Fender Katsalidis have created an 11 level development on behalf of their client, covering a site area of 405sqm. 50 one and two bedroom apartments constitute the living spaces with seven basement levels accessed via car stacker forming part of the capacity for 30 vehicle and 58 bicycle spaces.

A setback of 2.5 metres is implemented over levels 3-10, while a 106sqm retail space is available at ground level.

<ul>
<li>Proponent: Greg Hocking Pty Ltd</li>
	<li>Design: Fender Katsalidis</li>
	<li>Eleven levels at 34.8m</li>
	<li>50 apartments</li>
</ul>
</body></html>

City of Port Phillip fielding planning applications from all directions

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Last week <a href="/developers/mirvac">Mirvac</a> submitted plans for its flagship Melbourne office development at <a href="/developments/melbourne-vic-3000">477 Collins Street</a> designed by <a href="/architects/grimshaw-architects">Grimshaw Architects</a>. It will be only the second Premium Grade commercial development built in Melbourne in the last 20 years and Mirvac's largest commercial undertaking in Australia.

The building as a whole has been designed to be multi-tenanted, with floor plates ranging between 1500 sqm (NLA) to 1900 sqm (NLA). Among the design features will be five client floors located every 8 levels, featuring expansive lounges alongside outdoor spaces, with open façade systems incorporating doors that open on to spacious terraces and gardens.

The 38-storey development lies within a pocket of the CBD that is in the midst of rapid transformation. Replacing the current office accommodation to the rear, designed by DCM and PVH in the 80's, 477 Collins Street joins a swathe of eight other large scale developments at the west end of the CBD boasting Collins Street addresses.

The projects in question are: <a href="/developers/cbus-property">CBUS's</a> mixed-use development at 447 Collins, Fragrance Group's <a href="/developments/melbourne-vic-3000">555 Collins</a>, the for sale <a href="/buildings/collins-house-melbourne-460-466-collins-street-melbourne">464 Collins</a> residential tower, Equiset's major Rialto revamp, the proposed 710 Collins office tower and <a href="/developers/lendlease-development">Lend Lease's</a> Batmans Hill. These join the already under construction 567 Collins and <a href="/buildings/568-collins-street-melbourne" target="_blank">568 Collins</a> projects.

<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/collins_conga_0.jpg" rel="gallery-all" title="The cast of Collins Street, playing soon at the West End. © Urban.com.au"><img alt="" class="image-article-full-width-580px" height="324" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/collins_conga_0.jpg?itok=6nJZVrX1" title="The cast of Collins Street, playing soon at the West End. © Urban.com.au" width="580"></a>

<figcaption>The cast of Collins Street, playing soon at the West End. © Apartments.com.au</figcaption></figure><h2>The proposal</h2>

The 3,899sqm site as it exists today comprises of three parts:

<ol>
<li>Three heritage listed buildings along the northern Collins Street frontage, built during various periods of the 19th Century; Olderfleet House, Record Chambers, and SA Insurance Building. These are historically and culturally significant examples of Romanesque and Gothic Victorian architecture they are protected via a Heritage Overlay which extends 12m deep into the site covers which have been adhered by the development team.</li>
	<li>An intervention to the centre of the site by way of a 9-storey, office building of a 40x40m footprint designed by Denton Corker Marshall and Peck von Hartel in the 1980's. This is largely characterised by its tapestry-like facade, consisting up of a number of tinted-mirror glazed panels laid out in various sequences and patterns and its lack of setbacks to the eastern and western boundaries.</li>
	<li>A five-storey carpark with access from Flinders Lane accommodating 598 parking spaces, above which exists a tennis court and garden area. The presence of the car parking structure and associated access requirements has resulted in a largely unactivated frontage along Flinders Lane.</li>
</ol>
Employing a side core configuration for maximum floor plate efficiency, the proposal is in keeping with the campus-style typology that is prevalent amongst commercial buildings of the 21st Century. The tower is expressed as a series of stacked volumes which visually and physically break up the overall massing and responds to the desire for a multi-tenanted building.

The design allows for the potential of further reduction in scale via the provision of tenant driven atria which puncture the floor plate but sit within the glazed envelope. The architects have coined the term Vertical Neighbourhoods to describe the arrangement of commercial programme and tenant driven adaptability and flexibility.

<blockquote>
It is an idea that seeks to address the emerging trends in workplace buildings to connect floors vertically, enabling smaller floor-plate buildings to behave with the efficiencies of larger campus style office buildings.
<cite>Grimshaw Architects</cite>
</blockquote>

The introduction and articulation of a shadow line running vertically over the full height of the tower responds to the common wall of the heritage buildings. This allows for a different visual language to the eastern core - very rigid and ordered. In addition to services and plant infrastructure the core has provision for 'client spaces' to Collins Street. The evolution of the building's form is best illustrated in the series of diagrams below.

<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/form_evolution.jpg" rel="gallery-all" title="Form Evolution diagrams. © Grimshaw"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/form_evolution.jpg?itok=WiOX-Qas" title="Form Evolution diagrams. © Grimshaw" width="580"></a>

<figcaption>Form Evolution diagrams. © Grimshaw</figcaption></figure>The 158m tower is setback 3.8m from the rear of the heritage buildings for a total setback of 16.8m from Collins Street. The remaining east, west and south setbacks measure 4.5m from the site boundary.

In addition to heritage and setback considerations the proposal has been designed to comply with the planning scheme's requirement for preventing overshadowing of the south bank of the Yarra during the winter solstice between 11am &amp; 2pm.

<h2>Ground plane and public realm</h2>

Another key consideration of the 477 Collins proposal is the sensitive interface between the new and the existing heritage buildings, and how this might inform the public spaces within and around the site. Retail spaces are located to Collins Street with a business lounge and end-of-trip facilities located within the basement levels.

The commercial foyer allows for the physical structural separation of existing from new while visually tying the components together through a single common point.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/foyer_view.jpg" rel="gallery-all" title="Commercial foyer. © Grimshaw"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/foyer_view.jpg?itok=NnHCiT8R" title="Commercial foyer. © Grimshaw" width="580"></a>

<figcaption>Commercial foyer. © Grimshaw</figcaption></figure>It is intended that the heritage buildings be occupied by a single retail tenant specialising in the high end food industry that can connect the heritage buildings together at upper levels, whilst still observing and respecting their varying character, boundary walls and social qualities. This proposed strategy is illustrated in the indicative section below.

<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/heritage_section.jpg" rel="gallery-all" title="Indicative Heritage tenancy strategy. © Grimshaw"><img alt="" class="image-article-full-width-580px" height="434" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/heritage_section.jpg?itok=wd3xhYaf" title="Indicative Heritage tenancy strategy. © Grimshaw" width="580"></a>

<figcaption>Indicative Heritage tenancy strategy. © Grimshaw</figcaption></figure>In a concerted effort to improve the pedestrian experience along the site's Flinders Lane frontage the existing car parking structure is intended to be visually concealed via a screen. This will be achieved via the use of vertical perforated metal blades which also allow for an animation of an otherwise static facade.

At ground level glazed shop front-type facades have been introduced to provide improved permeability and rise to a two storey datum. These are bookended by two glazed staircases which are intended to frame the elevation and provide glimpses of visual activity through the internal vertical circulation of people.

<h2>International design charette</h2>

One of the most interesting aspects of this particular design is its inception. The proposal was fostered via global design collaboration - the outcome of a design charette undertaken amongst four international Grimshaw offices where various ideas were submitted and fused together. This process is described further in the passage below, extracted from Grimshaw's planning application document:

<blockquote>
As part of the appointment for 477 Collins Street, Grimshaw, as an internationally acclaimed architectural practice with a wider global network, offered to undertake for our client an international design charette at the beginning of the design process in January 2014. The intention of this charette utilised teams in New York, London, Melbourne and Sydney offices of Grimshaw and provided a broad based approach to design which gave diversity and multiplicity to the initial design explorations and ideas.

It was not run as a typical design competition between several architects, nor was it intended to choose an outright winner, however the process bought to the surface many excellent ideas for the development of the site that could be harnessed into a singular dynamic vision.
<cite>Grimshaw Architects</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/international_design_charette.jpg" rel="gallery-all" title="The various 3d massings devised by each office. © Grimshaw"><img alt="" class="image-article-full-width-580px" height="309" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/international_design_charette.jpg?itok=WfCVBteV" title="The various 3d massings devised by each office. © Grimshaw" width="580"></a>

<figcaption>The various 3d massings devised by each office. © Grimshaw</figcaption></figure>Factoring in all the initiatives, considerations and design rigour undertaken by Grimshaw and its team to develop the proposal it could be argued that 477 Collins Street presents the first real next-gen commercial tower to be undertaken in Melbourne. If the high-rise residential towers popping up all over town can be loosely termed as "vertical villages" then 477 Collins and future commercial towers could possibly be best described as "vertical campuses".

Pending pre-commitments, construction is anticipated for 2016 with completion expected in 2019.

<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/477_collins_street.jpg" rel="gallery-all" title="477 Collins Street hero shot. © Scharp"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/477_collins_street.jpg?itok=ZaVVWUIC" title="477 Collins Street hero shot. © Grimshaw" width="580"></a>

<figcaption>477 Collins Street hero shot. © Scharp</figcaption></figure><h2>Quick facts</h2>

<ul>
<li>Height: 158.56m (measured from Flinders Lane)</li>
	<li>Floors: 38-storeys</li>
	<li>NLA: 55,000sqm in the commercial tower + heritage office accommodation</li>
	<li>Parking: Reduction from 598 down to 405</li>
	<li>Bicycle Spaces: 541 + end-of-trip facilities</li>
	<li>Retail: 2,461sqm</li>
</ul>
<h2>Development team</h2>

<ul>
<li>Developer: Mirvac</li>
	<li>Architect: Grimshaw</li>
	<li>Planning Consultant: Urbis</li>
	<li>Heritage Consultant: Lovell Chen</li>
	<li>Structural Consultant: Robert Bird Group</li>
	<li>Services, Traffic &amp; ESD Consultant: ARUP</li>
</ul>
</body></html>

Laurence Dragomir

Planning Application > 477 Collins Street, Melbourne

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With much of the CBD's development in recent years concentrated within the western and northern bounds of the Hoddle Grid, one could be forgiven for believing the east end has been largely forgotten.

Currently under planning assessment, 85 Spring Street represents the latest in a cluster of high-rise towers set to redefine the vista from State Parliament. 85 Spring Street is a <a href="http://www.dentoncorkermarshall.com/">DCM</a>-designed residential tower for <a href="http://www.grocon.com/">Grocon</a>, joining <a href="http://www.cbusproperty.com.au/">CBUS</a>'s <a href="/news/85-spring-street-and-the-east-enders">35 Spring Street</a> in taking advantage of views over Treasury Gardens that will never be built out. Furthermore the Windsor Hotel and Nauru House redevelopments will soon enough join the recently completed 27 Little Collins Street in bringing a new dynamic to this historic end of Melbourne.

I have taken the liberty of photoshopping the nominated towers into dual DCM images provided within 85 Spring Street's design report submitted as part of the planning application; these were originally illustrated as grey massing models.

<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/85%2B35%20Spring%20Street%20%2B%20Windsor_0.jpg" rel="gallery-all" title="35 &amp; 85 Spring Street in context along with the Windsor hotel. Original image © DCM"><img alt="" class="image-article-full-width-580px" height="557" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/85%2B35%20Spring%20Street%20%2B%20Windsor_0.jpg?itok=ZrayyQnp" title="35 &amp; 85 Spring Street in context along with the Windsor hotel. Original image © DCM" width="580"></a>

<figcaption>35 &amp; 85 Spring Street in context along with the Windsor hotel. Original image © DCM</figcaption></figure>The 37-storey tower is proposed to reach a height of 128m (137.45m to the top of plant), occupying an irregular L-shape block with frontages to Little Collins Street and Spring Street. Due to Parliament Station's entrance at the Spring Street interface, the site boundary is setback approximately 15 metres from Spring Street.

A 14-storey office tower currently on site would make way to allow for the construction of 330 apartments (136 x 1 bedroom, 190 x 2 bedroom and 4 x 3 bedroom apartments) within the tower. 69 resident bike spaces are accommodated within the basement 2 level with 36 visitor cycling spaces provided within the passage between Ulster Lane and Little Collins Street. Ground floor features a lobby, services area, loading docks and two retail tenancies with a combined area of 93m2.

Car parking is isolated to the south west corner of the site, over the equivalent of 5 levels of the podium and is accessed via 3 car stacker lifts. The 247 spaces are concealed along Little Collins via a wrap of apartments, resulting in a podium of 25.7m in height. This is intended to address the smaller scale podiums which are prevalent in that area of Little Collins Street.

As previously noted the site is setback from Spring Street negating the inclusion of a typical podium. Rather DCM have employed a cantilevered glazed cube canopy which measures 17m to its top and completes the infill to Spring Street. While this may be well below the preferred 35-40m height encouraged by the Planning Scheme, the applicants however argue that despite falling short it is in keeping with the varied podium heights of other buildings on the Street.

The above street level interfaces and proposed conditions are illustrated in the following photomontages:

<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/Street%20Level.jpg" rel="gallery-all" title="Proposed street level conditions. © DCM"><img alt="" class="image-article-full-width-580px" height="245" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Street%20Level.jpg?itok=m7ZCYANQ" title="Proposed street level conditions. © DCM" width="580"></a>

<figcaption>Proposed street level conditions. © DCM</figcaption></figure>Both of these cubes are designed as counterpoints to one another: a solid grounded cube is introduced to Little Collins Street clad in dark metallic panels and punctured to allow for light, air and views while the white glazed cube appears light as if floating above Spring Street.

Unlike the low-scale Bourke Hill Precinct closer to Parliamant, the site has no mandatory or preferred height limits with the only sensitive considerations of heritage, context and overshadowing of the Treasury Gardens to be pondered. The site is surrounded by buildings of varying heights, ranging from roughly 30m to over 200m. The likes of 35 Spring Street (42-storeys, 166m), Hotel Windsor development (27-storeys, 91m) and 72-82 Collins Street (38-storeys, 187m &amp; 19-storeys, 84m) have either or are expected to begin construction within the next 12 months, further adding height to the area.

The massing of the tower is the result of extruding the site vertically. It is envisaged as a simple and modest 6m deep glass block facade to Spring Street which extends beyond the site boundary and contains winter gardens enclosed by glazed louvres. Beyond the block lies two further volumes of floor to ceiling fritted/tinted glass, interrupted by horizontal zinc projections which define and express each floor plate.

The tower is topped by a series of projecting horizontal blades which continue the restrained theme and provide sheltered balcony spaces to the east and west. A similar treatment is applied to the setback plant room to tie it in with the overall language of the building. This design strategy is illustrated in a sequence of sketches below:

<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/design%20diagrams_0.jpg" rel="gallery-all" title="Design strategy sketch diagrams. © DCM"><img alt="" class="image-article-full-width-580px" height="108" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/design%20diagrams_0.jpg?itok=ZRycQjyV" title="Design strategy sketch diagrams. © DCM" width="580"></a>

<figcaption>Design strategy sketch diagrams. © DCM</figcaption></figure><h2>Comment</h2>

I must admit when I first saw the design I was a little underwhelmed. Having studied it in greater detail I consider it to be for the most part a promising design although I still hold certain reservations regarding the massing, which from certain angles can appear quite bulky.

I believe this can be overcome by expressing the form as a distinct number of volumes and making these quite pronounced. Additionally I find the transition and reading of the solid glazed block to Spring Street through to the horizontal crown to be the weakest element of the tower and in my view detracts somewhat from the purity and simplicity of the design. Perhaps another glazed block could be introduced in lieu of the horizontal blades with a well articulated shadow line separating the volumes.

Overall I expect this to be of a generally high standard and will be curious to see what the City of Melbourne has to say particularly with regard to cantilevering over the site boundary.

Should approval for the $300m tower be granted, Grocon intends to commence demolition works by the end of the year. A recently spotted aerial photography unit over the site suggests marketing material is currently being prepared for project launch.

<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/85%20spring%20street%20sketch%20%2B%20render.png" rel="gallery-all" title="85 Spring Street from sketch to render. © DCM"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/85%20spring%20street%20sketch%20%2B%20render.png?itok=MVzTp3yF" title="85 Spring Street from sketch to render. © DCM" width="580"></a>

<figcaption>85 Spring Street from sketch to render. © DCM</figcaption></figure><h2>Project team</h2>

<ul>
<li>Developer: Grocon</li>
	<li>Architect: Denton Corker Marshall</li>
	<li>Planning Consultant: Urbis</li>
	<li>Traffic Consultant: Cardno Victoria</li>
	<li>Waste Consultant: Wastech</li>
	<li>Wind Consultant: Mel Consultants</li>
	<li>ESD Consultant: Wood &amp; Grieve Engineers</li>
</ul>
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85 Spring Street and the East Enders

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Here at Apartments.com.au we consider <a href="/news/anstey-in-development">Anstey precinct</a> in Brunswick to be the vanguard in terms of middle-ring, higher density urban regeneration. Wedged between the Upfield rail line and Sydney Road, the area until recently was dominated by low-rise industrial premises.

Anstey was subject to two articles on Apartments.com.au last year: <a href="/news/anstey-in-development">"Anstey in Development"</a> and <a href="/news/blockhead-concept-this-little-piggy-went-to-market-on-his-fixie">"This little piggy went to market (on his fixie)"</a>. While both articles were supportive of the areas higher density path, questions were raised over the distinct lack of associated greenery and street level activity.

<blockquote>
The lack of incorporated greenery through these new apartment developments is highly noticeable. Coupled with an already desolate streetscape, these new apartment developments add very little greenery resulting in a somewhat hostile environment at ground level.
<cite>Mark Baljak, <a href="/news/anstey-in-development">"Anstey in Development"</a> (May 14, 2013)</cite>
</blockquote>

Enter a game-changing current planning application covering both sides of Duckett Street within the precinct.

<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/Image10_12.jpg" rel="gallery-all" title="Overview of the abnormally shaped sites. Image © MOS Architects"><img alt="" class="image-article-full-width-580px" height="263" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image10_12.jpg?itok=DFJRQznf" title="Overview of the abnormally shaped sites. Image © MOS Architects" width="580"></a>

<figcaption>Overview of the abnormally shaped sites. Image © MOS Architects</figcaption></figure><h2>Application highlights</h2>

<ul>
<li>12 Duckett Street, Brunswick: two development sites</li>
	<li>Design: MOS Architects</li>
	<li>Four buildings between 5-8 levels</li>
	<li>184 apartments with 1/2 BR options</li>
	<li>191 car parking spaces over 3 basement levels</li>
	<li>Seven home office spaces &amp; eight retail spaces totalling 1799 sq.m</li>
</ul>
<h2>A new urban Piazza</h2>

With two unusually shaped development sites on offer, MOS Architects have elected to utilise the space between both with a new urban piazza over Duckett Street. Pedestrian and car movements have been separated, active frontages and high site permeability included, green walls incorporated while building setbacks from the Upfield bike path creating a sense of widening.

<blockquote>
The piazza is integral to the success of this development. We identified our subject site as a significant contributor to the high quality emerging developments within the close proximity. Integration with the existing shared Upfield path is established as the site opens up to this path, promoting alternative movements and significant pedestrian activity.
<cite>MOS Architects</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/Image11_14.jpg" rel="gallery-all" title="Piazza, activated bike path and void signifying the rail line. Image © MOS Architects"><img alt="" class="image-article-full-width-580px" height="328" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image11_14.jpg?itok=Oe31-wHo" title="Piazza, activated bike path and void signifying the rail line. Image © MOS Architects" width="580"></a>

<figcaption>Piazza, activated bike path and void signifying the rail line. Image © MOS Architects</figcaption></figure><h2>Enhancing the urban experience</h2>

Breese Street being the main thoroughfare through Anstey is little more than a transitional way at the moment; upon leaving your dwelling, you either walk or drive elsewhere. Not necessarily the worst outcome at this moment, but as more projects are completed/proposed, the population will eventually reach a point where this becomes unacceptable.

MOS Architects assert within the application that 12 Duckett Street will be a great place to work, live and experience. The firm has given heavy credence to retail/dining along an otherwise desolate cycling path with approximately 80 metres of active frontage, while also implementing two large first floor tenancies either side of Duckett Street fronting the path. Essentially dual/tri level glazed/open, active tenancies to the train line. Interesting!

As for the intended public realm landscaping, if the below examples provided within the report are anything to go by, they will be a quantum leap forward over anything currently provided within Anstey precinct. As MOS Architects state - and as is the case elsewhere - generous landscape design allows for a significant greenery to soften the sometimes harsh urban environment and make for a more pleasant external space.

<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/Image15_6.jpg" rel="gallery-all" title="Yes please! Image © MOS Architects"><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image15_6.jpg?itok=C9CgwPlo" title="Yes please! Image © MOS Architects" width="580"></a>

<figcaption>Yes please! Image © MOS Architects</figcaption></figure><h2>Comment</h2>

This planning application looks to be a panacea of sorts for Anstey precinct; it could be argued that 12 Duckett Street ticks many boxes that have been neglected to date by many developments in the area, leading me to liken Anstey to a little Southbank.

Ultimately though it shouldn't be in the hands of the developer/architect to create these spaces of their own volition, but rather adhere to a well formulated green/structure plan devised by Council. If every high-density project within Anstey delivered a little of what 12 Duckett proposes, the area would be the benchmark for urban renewal.

In due course Apartments.com.au will take a pictorial tour of Anstey precinct, highlighting its hits and misses, and why 12 Duckett Street is so important.
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Giving something back > 12 Duckett Street, Brunswick

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How do you adequately express in words how impressive Elenberg Fraser's latest and likely greatest design really is? The futuristic structure is just... astounding.

Simple yet complicated, monolithic but still graceful, unrealistic yet practical; it makes any admirer of quality design take notice... I can't put it any other way. Last week <a href="http://www.theaustralian.com.au/business/approvals-add-2000-flats-to-city-skyline/story-e6frg8zx-1226968155908" target="_blank">The Australian</a> reported the project had "Secured a permit to demolish the company’s headquarters on Sturt Street and build a 41-storey apartment tower," although there has been no other mention elsewhere.

Planning Minister Matthew Guy has a fondness for publicly announcing large-scale residential projects and given this development finds itself in a precinct of architecturally significant buildings, I can only surmise it hasn't received approval yet.

<h2>248-250 Sturt Street, Southbank</h2>

<ul>
<li>Developer: Hudson Conway.</li>
	<li>Architect: Elenberg Fraser.</li>
	<li>40 above ground levels @ 122 metres.</li>
	<li>304 apartments over multiple one bedroom and two bedroom options.</li>
	<li>119 car, three motorcycle and 98 bicycle spaces over six basement levels.</li>
	<li>88 sq.m retail space.</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Image129.jpg" rel="gallery-all" title="Daylight perspective. Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="1068" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image129.jpg?itok=FfZa9S7k" title="Daylight perspective. Image © Elenberg Fraser" width="580"></a>
<figcaption>Daylight perspective. Image © Elenberg Fraser</figcaption></figure><h2>The wow factors</h2>

The shape is unique to any Melbourne building and is best described by Elenberg Fraser:

<blockquote>
The building form consists of two dominant floor plates that are connected by a transitional twist in the building. The twist in the building form is a response to the twisting forms of the freeway and Kings Way either side of the site; something that has been identified in the landscaping of the freeway exit ramp.
</blockquote>

Facade finishes are also of an excellent quality and consist of ceramic fritted, clear and reflective silver glass which plays off the polished stainless steel solid panels incorporated predominantly over the north and south facades. At a moments notice I can't recall too many Melbourne buildings that employ reflective stainless steel in great proportions?

Perhaps the tower is at its best after dark when a monochromatic lighting system is put to use, highlighting the sleek, transitional form of the tower. As seen in the lead image:

<blockquote>
The lighting highlights the unwrapping of the apartments to the street lower down the buildings which culminates with an interactive canopy at street level. The canopy provides multiple functions; it shelters pedestrians and their activities beneath, it intrigues the passerby with its ability to project information, it provides safe ambient lighting at night and it creates a definitive entrance for the residents above.
</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/Image128.jpg" rel="gallery-all" title="Street level perspective. Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="419" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image128.jpg?itok=8LNhV3F5" title="Street level perspective. Image © Elenberg Fraser" width="580"></a>
<figcaption>Street level perspective. Image © Elenberg Fraser</figcaption></figure><h2>The pivotal issue</h2>

The subject site is covered by a Melbourne Planning Scheme overlay which calls for a discretionary 40 metre height limit, although as the architect explains within the planning report there is scope for an architecturally significant building to exceed the discretionary limit. Elenberg Fraser asserts the building has the potential to create a positive connection between the Arts Precinct and South Melbourne.

City of Melbourne have no public opinion on the proposal as yet, but you don't have to go out on a limb to suggest they will take the 'It's far too tall' stance which is their perogative.

<blockquote>
In this case all parties seek an outcome that leads to buildings of quality and good urban design. There can be little dispute that a quality tall building can be a better outcome than a poorly designed small building. In planning, there is an underlying imperative to achieve high quality urban design outcomes.
</blockquote>

<h2>Comment</h2>

Is the above enough to see approval and consequently a new benchmark for height in this stretch of Sturt Street that currently has no genuine high-rise structures? 248-250 Sturt Street, Southbank seems to be the canary down the mineshaft of sorts. The result will be interesting but one thing is known for sure, the author's admiration for this design is absolute!
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Feel the love > 248-250 Sturt Street, Southbank

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Hong Kong-backed local developer Far East Consortium has begun pre-sales marketing for the fifth and final installment of their Upper West Side residential development. Currently at planning, The Fifth Apartments otherwise known as 605-613 Lonsdale Street, continues the strong working relationship between developer and architects Cottee Parker.

Responsible for the initial four residential buildings that constituted Upper West Side, Cottee Parker have again delivered a scheme for 605-613 Lonsdale Street which was purchased by Far East Consortium, enabling a fifth tower within the greater development.

<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/Image100.jpg" rel="gallery-all" title="As envisaged from Spencer Street. Image © Cottee Parker"><img alt="" class="image-article-full-width-580px" height="905" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image100.jpg?itok=5xKWoMtW" title="As envisaged from Spencer Street. Image © Cottee Parker" width="580"></a>

<h2>Planning assessment details</h2>

<ul>
<li>The Fifth Apartments @ 605-613 Lonsdale Street</li>
	<li>51 levels and 165.45 metres in height</li>
	<li>1,491 sq.m site including 133 sq.m under Rose Lane</li>
	<li>399 apartments - 64 x one bedroom, 291 x two bedroom, 44 x three bedroom</li>
	<li>279 sq.m of retail over four separate tenancies to Rose Lane and Lonsdale Street</li>
	<li>204 car spaces, 6 motorbike spaces, 122 bicycle spaces provided within two basement levels and six podium levels, accessed via two car lifts from Lonsdale Street. </li>
</ul>
<h2>Cottee Parker guiding factors</h2>

<blockquote>
From a built form perspective the proposed design aims for three principal objectives: to activate the ground plane with retail tenancies and foyer entry to the exposed frontages; to provide a podium activated with apartments and of a scale that contributes and enhances the street wall face to both Lonsdale Street and Rose Lane; and a tower of apartments that reinforces the Hoddle Grid in its orientation on the site, is set back off its boundaries to separate its form from the podium below, and offers maximum access to sunlight and views across the city and beyond.
</blockquote>

Externally the tower varies from its neighbours by featuring copper and champagne metal cladding over the tower, whereas other UWS towers rely upon curtain wall glazing or precast finishes. Arranged in a rectilinear pattern, The Fifth's facade is accentuated by bronze tinted glass balustrades and is presented in almost a haphazard manner to pique visual interest.

<blockquote>
The resultant expression is of a random cellular nature with added layers of complexity developed by the location of the glazing and the secondary solid balustrade components.
</blockquote>

Although the western end of the CBD continues to flourish with a bevy of new developments, The Fifth will find its only direct residential interface with the adjoining 56 level Manhattan which is currently under construction. Both buildings front Rose Lane and as such 3.86 metres separate the towers at street level. Setbacks to Lonsdale Street above podium level maintain a minimum of six metres while separation to the adjoining Manhattan above podium is generally maintained at ten metres.

<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/roi-image-02-1927x1101.jpg" rel="gallery-all" title="A touch of Jack Merlo. Image © thefifthapartments.com.au"><img alt="" class="image-article-full-width-580px" height="331" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/roi-image-02-1927x1101.jpg?itok=r3oTMHJz" title="A touch of Jack Merlo. Image © thefifthapartments.com.au" width="580"></a>

<h2>Internal amenity</h2>

Jack Merlo has been charged with delivering The Fifth's recreational areas, totalling 396 sq.m. Residential amenity over level 6 includes a gym, lounge and terrace while pool, spa, teppanyaki grill and rooftop garden are also present.

Nine apartments per floor is the norm for the tower component with fewer apartments located over the podium levels, acting as a car park wrap. No less than 22 separate apartment floorplans are available within The Fifth with the most proportionately generous being a level seven 2bed/bath at 225 sq.m, 156 sq.m of which is terrace. More typical spaces of between 47 sq.m and 108 sq.m constitute the majority of the 399 apartments expected to head to sales upon final approval.

<h2>Development team</h2>

<ul>
<li>Developer: Far East Consortium</li>
<li>Architect: Cottee Parker Architects</li>
<li>Structural &amp; Civil: Winward Structures</li>
<li>Traffic: Cardno</li>
<li>ESD Consultant: Wood &amp; Grieve</li>
<li>Services, Fire &amp; Lift Engineer: Wood &amp; Grieve</li>
<li>Hydraulics: Hydrautech</li>
<li>Acoustic Engineer: Acoustic Logic</li>
<li>Surveyor: Jeavons &amp; Tomkinson</li>
<li>Building Surveyor: Phillip Chun</li>
<li>Waste: Wastech</li>
<li>Town Planner: Fulcrum Planning</li>
<li>Wind Engineer: Melconsultants</li>
<li>Facade Engineer: BG&amp;E Consulting</li>
<li>3D Renders: Luminova</li>
</ul>
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The Fifth > 605-613 Lonsdale Street, Melbourne

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Is it a case of natural progression or development too far? City of Yarra is currently considering an 11 level residential application located at 243-247 Queens Parade in Clifton Hill.

Located within a wedge of land known as Clifton Hill Interchange, the site and surrounds are earmarked for residential redevelopment via both State Planning Policy Framework and the Local Planning Policy Framework. The latter decrees that built form of 5-6 storeys are ideal "Unless the proposal can achieve benefits such as significant upper level setbacks, architectural design excellence and positive contribution to the enhancement of the public domain."

<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/Image64_1.jpg" rel="gallery-all" title="Site location. Image © Fieldwork"><img alt="" class="image-article-full-width-580px" height="348" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image64_1.jpg?itok=i_GJkM1-" title="Site location. Image © Fieldwork" width="580"></a>

<figcaption>Site location. Image © Fieldwork</figcaption></figure><h2>Design details</h2>

<ul>
<li>Address: 243-247 Queens Parade</li>
	<li>Developer: Parade Projects Pty Ltd</li>
	<li>Architect: Fieldwork Projects</li>
	<li>Town Planning: Tract Consultants</li>
	<li>11 levels @ 40.5 metres</li>
	<li>76 dwellings (38 x 1 bedroom 30 x 2 bedroom 8 x 3 bedroom)</li>
	<li>85 basement car spaces</li>
	<li>2 retail spaces over 109.3 sq.m</li>
	<li>Communal roof top gardens at eighth and eleventh floors</li>
	<li>4 star Green Star</li>
</ul>
<h2>Fieldwork make their debut</h2>

Northcote-based Fieldwork Projects make their debut on Apartments.com.au with 243-247 Queens Parade in Clifton Hill. In designing the project Fieldwork have sought "Close consultation with Yarra City Council to achieve a highly suitable planning outcome for the site. Close attention has been paid to Council's Municipal Strategic Statement, including housing diversity, urban design principles and the site's strategic potential for absorbing a higher density of Yarra residents."

Generally the building consists of four elements:

<ul>
<li>A two level podium and canopy at ground level, which integrates with the existing warehouse streetscape (Ground Floor to Level 1)</li>
	<li>A set-back apartment level with contiguous decking creates a shadow-line effect, delineating the upper and lower forms (Level 2)</li>
	<li>The 'floating' sculptural form (Levels 3 to 7)</li>
	<li>The setback upper sculptural form (Levels 8 to 10)</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Image65.jpg" rel="gallery-all" title="Crowning feature. Image © Fieldwork"><img alt="" class="image-article-full-width-580px" height="446" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image65.jpg?itok=whvRpNCg" title="Crowning feature. Image © Fieldwork" width="580"></a>

<figcaption>Crowning feature. Image © Fieldwork</figcaption></figure><blockquote>
The building is designed to be sensitive and responsive to the existing context while being mindful of the changing nature of the area and the likely higher density development which will eventually surround it.
</blockquote>

Vertically ribbed precast panels are broken in places by vertical aluminium fins and dynamic, operable bi-fold shutters. Lower levels feature timber bi-folds as does the underside of the footpath canopy while street frontage is a mixture of white and charcoal brickwork.

The building's required setback of the upper form allows for a landscaped terrace area supplemented by an indoor communal area. Landscaping and common vegetable garden aside, the terrace is framed by a feature tri-level staircase and includes a kitchen, dining facilities and the ubiquitous barbeque.

<h2>The pointlessness of grey planning?</h2>

Recall that City of Yarra have nominated 5-6 levels as their preferred built form outcome, yet have left the door open for increases subject to factors such as design excellence. During 2013 Council rejected the adjoining 217-241 Queens Parade development at 8 levels which was consequently approved by VCAT.

At 11 levels could anyone envisage City of Yarra approving this development? The answer for most is no; therefore would any reader also doubt VCAT will be called upon once more? And another question: why allow such ambiguity in planning controls when it seems the end result is costly legal representation and wasted time?

No doubt the rationale behind the controls is there, but is seems a pointless exercise by City of Yarra to allow scope for height increases and then rejected them promptly, as has been the case on the neighbouring site and elsewhere within Yarra. The final outcome will be interesting.
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Pushing the limits in Clifton hill

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City of Melbourne are presented with a good design, verging on a very good design, but one particular aspect of a new planning application involving 529-541 Elizabeth Street is worth questioning. While the Elizabeth Street frontage is transparent and welcoming, the O'Connell Street perspective is anything but.

<blockquote>
The proposed development will provide an engaging response to the Elizabeth Street frontage, as well as the O'Connell Street frontage
</blockquote>

I tend to disagree with this quote from the planning application, as my favoured hobby horse of inactive street frontage rears its head once more with a less than overwhelming scenario depicted below, which fronts O'Connell Street. With services, car park entry and loading fronting O'Connell Street, it is understandable that such a finish has been applied, but highly undesirable at the same time.

<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/Image37_0.jpg" rel="gallery-all" title="O'Connell Street frontage. Image © Crone Partners"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image37_0.jpg?itok=INAJIN6r" style="height:365px; width:580px" title="O'Connell Street frontage. Image © Crone Partners"></a>

This becomes a test for City of Melbourne as much as anything else. More than occasionally they have been known to posture and voice disapproval over tall towers/proposals within the CBD and surrounds, but it is the finer grain public experience that should be paramount and it will be fascinating to see if the council request changes in any form to O'Connell Street's frontage.

Perhaps a static glass-walled art display - similar to the <a href="http://www.azahner.com/images/tmog.bridge.jpg" target="_blank">Tacoma Museum of Glass</a> - would be a simple solution addressing O'Connell Street that highlights the site and site proponent's history. Which brings us to the obligatory details.

529-541 Elizabeth Street is proposed to be the new headquarters for the Australian Nursing and Midwifery Federation (ANMF). Designed by Crone Partners, the 46.5 metre tower falls within the City North Precinct and provides ten levels of mixed-use activities. Externally the tower element to both frontages features vertical fins that form a cascading feature which funnels down to the respective entrances.

<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/Image38eliz.jpg" rel="gallery-all" title="Victoria Street perspective. Image © Crone Partners"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image38eliz.jpg?itok=Jq_EpWAU" style="height:382px; width:580px" title="Victoria Street perspective. Image © Crone Partners"></a>

Internally the building will have office space totalling 7,314 square metres with the three upper levels reserved for the ANMF and the remaining four tower levels are to be leased externally. The podium carries a variety of uses, ranging from education and training facilities (classrooms, labs, meeting rooms and library) with the ability to cater for 200 students.

Ground floor facilities are divided by a pedestrian passage running from Elizabeth to O'Connell and features a 400 seat auditorium which is available to both ANMF and external groups. A retail space of 114 square metres fronts Elizabeth Street while 66 cars and 30 bicycle spaces are accommodated within the basement.

<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/Image39.jpg" rel="gallery-all" title="Expected ground floor layout. Image © Crone Partners"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image39.jpg?itok=u0G2yS-L" style="height:605px; width:580px" title="Expected ground floor layout. Image © Crone Partners"></a>

Having recently been submitted, final approval for 529-541 Elizabeth Street is some time away, as tends to be the norm. Apartments.com.au waits with interest to see if the O'Connell Street frontage and overall design proceeds unfettered.

<ul>
<li>Context and Design Report and Architectural Plans: Crone Partners</li>
	<li>Transport Impact Assessment: GTA Consultants</li>
	<li>Environmental Wind Assessment: Mel Consultants</li>
	<li>Environmentally Sustainable Design: Crone Partners</li>
	<li>Waste Management Plan: Wastech Services Pty Ltd</li>
	<li>Heritage Advice: Bryce Raworth</li>
</ul>
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Fins and folly > 529-541 Elizabeth Street, Melbourne

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Submitted earlier this year to the state planning body DTPLI, only recently have Maribyrnong City Council published the respective reports for 26-34 Buckley Street and 4 Neilson Place online.

Bought to our attention via the Apartments.com.au forum, both projects have seen Maribyrnong City Council provide feedback, although no final decision has been handed down by the State Planning Minister on either.

<h2>26-34 Buckley Street, Footscray</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/image135.jpg" rel="gallery-all" title="Artist's impression of 26-34 Buckley Street, Footscray. Image © Rothe Lowman"><img alt="" class="image-article-full-width-580px" height="383" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image135.jpg?itok=ZsWPRG1O" title="Artist's impression of 26-34 Buckley Street, Footscray. Image © Rothe Lowman" width="580"></a>

<figcaption>Artist's impression of 26-34 Buckley Street, Footscray. Image © Rothe Lowman</figcaption></figure><ul>
<li>Site owner: Dobinson Nominees</li>
	<li>Architect: Rothe Lowman</li>
	<li>16 storey residential building at 50 metres</li>
	<li>182 dwellings with 96 x one-bedroom, and 81 x two-bedroom dwellings plus 5 x townhouses</li>
	<li>Below/above ground car park: 122 spaces &amp; 125 bicycle spaces</li>
	<li>Ground floor retail at 235.4sqm</li>
</ul>
Maribyrnong City Council have recommended the application be refused by the Minister for Planning on the following basis:

<blockquote>
It is considered that the proposal does not meet the overall intent and objectives of the State and Local Planning Policy Frameworks, including Planning Scheme Amendment C125. It is therefore considered that the application should not be supported and a letter of objection be forwarded to the Minister for Planning
<cite>City Development Special Report Committee</cite>
</blockquote>

<h2>4 Neilson Place, Footscray</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/image134.jpg" rel="gallery-all" title="Artist's impression of 4 Neilson Place. Image © SJB"><img alt="" class="image-article-full-width-580px" height="378" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image134.jpg?itok=AAImENqH" title="Artist's impression of 4 Neilson Place. Image © SJB" width="580"></a>

<figcaption>Artist's impression of 4 Neilson Place. Image © SJB</figcaption></figure><ul>
<li>Site owner: Adelaide Banner Pty Ltd</li>
	<li>Architect: SJB</li>
	<li>15 storey mixed use building at 48.6 metres</li>
	<li>135 dwellings with 55 x one-bedroom, and 80 x two-bedroom dwellings</li>
	<li>Above ground car park: 112 spaces &amp; 96 bicycle spaces</li>
	<li>Two commercial tenancies at 97sqm food/cafe &amp; 95sqm retail</li>
	<li>Level 5 communal area</li>
</ul>
Maribyrnong City Council have recommended the application be approved by the Minister for Planning on the following basis:

<blockquote>
The proposal, while three storeys in excess of the preferred height is considered to present an acceptable built form and design response for the site given its context adjacent to the railway line. The generous setbacks from the side and rear boundaries enables sufficient light and air into dwellings and enables adjoining properties to be equitably developed without impacting on the buildings own amenity.
<cite>City Development Special Report Committee</cite>
</blockquote>

<h2>Join the Conga line?</h2>

These two applications have the potential to join the ballooning number of apartment tower proposals in Footscray. Of the developments shown below, only two (top right) are concept images indicative of what is likely to be built, while the remainder represent a fraction of the brigade of developments which have been approved.

Footscray's proximity to the CBD and abundant land zoned for redevelopment such as the Joseph Street precinct should ensure that at some point in the near future the ever increasing queue of apartment development will come to fruition. The area has seen stuttered redevelopment of late, but when will the development dam gates really open - that is the question.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image139.jpg" rel="gallery-all" title="Images copyright to respective parties"><img alt="" class="image-article-full-width-580px" height="948" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image139.jpg?itok=bpZWLwtz" title="Images copyright to respective parties" width="580"></a>

<figcaption>Images copyright to respective parties</figcaption></figure>
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