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

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Long thought of as a site prime for high-density development, 830 Plenty Road is again subject to a planning application which would radically alter the local landscape should it gain approval. The 10,194sqm land parcel atop Reservoir's Summerhill Village currently sees a variety of vacant low-rise buildings languishing onsite, with all set to make way for 326 dwellings.

Project manager and development manager Ouson Group is behind the proposal which would see four separate apartment buildings delivered along with 17 townhouses under the moniker Reservoir Reflection.

<h2>830 Plenty Road planning 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/image10_1.jpg" rel="gallery-all" title="Aerial perspective of the intended development. Image courtesy Architeria Architects"><img alt="" class="image-article-full-width-580px" height="277" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image10_1.jpg?itok=Ez80YU9U" title="Aerial perspective of the intended development. Image courtesy Architeria Architects" width="580"></a>

<figcaption>Aerial perspective of the intended development. Image courtesy Architeria Architects</figcaption></figure><ul>
<li>Application lodged 29th June with Darebin City Council</li>
	<li>Site area: 10,194sqm</li>
	<li>Four apartment buildings of up to 12 levels</li>
	<li>326 apartments: 73*1BR, 15*1BR+S, 194*2BR, 24*2BR+S, 20*3BR</li>
	<li>391 basement car park spaces &amp; 106 bicycle spaces</li>
	<li>Retail and recreational uses at ground level</li>
</ul>
<h2>Design impetus</h2>

Urban.com.au spoke with project point Architeria Architects to gain an insight into Reservoir Reflection:

<blockquote>
Our response to the clients's brief to develop this site, situated next to a recently developed shopping precinct, was to exceed their expectations by designing a landmark apartment complex which includes over 320 apartments and townhouses along with over 1000 Sqm of retail and commercial space.

Communal areas such as a swimming pool, lush landscaped gardens, barbecue and play areas, all enrich the compound. Reservoir Reflection is aiming to introduce signature architecture to the rapidly growing and changing suburb of Reservoir in Melbourne. A rhapsody of architectural elements and materials create an exciting mix of twisted cubes, glass curtain walls, metal cladding and coloured concrete.

My vision was inspired by the movement of waves and their reflection. I pictured falling dices wrapping along Plenty Road, creating that landmark for Reservoir.
<cite>Mel Gawi, Principal Architect, Architeria Architects</cite>
</blockquote>

Key to the design is a reflective purple facade band which is designed to stand out as the signature element of the proposal. Loosely designed in a horseshoe configuration, the buildings surround an internal amenities area which are akin to resort facilities in their design and quality.

<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_2.jpg" rel="gallery-all" title="Artist's impression of the facade treatment. Image courtesy Architeria Architects"><img alt="" class="image-article-full-width-580px" height="321" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image11_2.jpg?itok=I4CeqFOm" title="Artist's impression of the facade treatment. Image courtesy Architeria Architects" width="580"></a>

<figcaption>Artist's impression of the facade treatment. Image courtesy Architeria Architects</figcaption></figure><h2>Second time lucky</h2>

The site in question does have a planning history with approval in recent years for a Fender Katsalidis-designed dual tower scheme. Consisting of 294 dwellings and with the taller tower at 16 levels, the Fender Katsalidis design would have seen 273sqm or retails space and 424 car parking spaces included.

Both the initial Fender Katsalidis design and current Reservoir Reflection represent a marked change to the character and scale of the locality, although Reservoir Reflection's development team have held design meeting with Darebin City Council prior to it's submission in the hope of expediting the planning process.

With 326 dwellings included, Reservior Reflection shapes as one of suburban Melbourne's larger apartment projects, and one that would sit prominently atop the Summerhill Village precinct.
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silvermb

Reservoir Reflection one of suburban Melbourne's largest proposals

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There's nothing like a new levy to flush out a multitude of fresh planning applications, all seeking to avoid the financial imposition which came into effect on Wednesday of this week.

The Metropolitan Planning Levy sees all planning permit applications for developments in metropolitan Melbourne with an estimated development cost of over $1,000,000 attract a $1.30 levy for every $1,000 of the estimated cost of the development. A <a href="/news/the-napthine-governments-planning-tax-legacy">full description of the levy</a> was previously provided by James Lofting of HWL Ebsworth Lawyers.

In recent days there's been a rash of new applications throughout metropolitan Melbourne, with the most notable suburban project lodged this week found at 830 Plenty Road, Reservoir. Holding in excess of 300 apartments over four buildings, the project's submission prior to July 1st has saved developer Ouson Group in excess of $100,000 according to Principal Architect Mel Gawi of Architeria Architects.

While notable project submissions have been spotted throughout Melbourne this week, the real action occurred in close proximity to the big smoke with no less than 18 major planning applications lodged on either Monday or Tuesday of this week. Major applications in that they landed on the State planning register, inferring that aside from Fishermans Bend all the proposals are in excess of 25,000sqm GFA.

<iframe height="480" src="https://www.google.com/maps/d/embed?mid=zqdl6A2iXb4Y.kgPXkAJEIE_o" width="640"></iframe>

Seen above is a map marking the 18 major applications submitted earlier this week, with a distinct bias toward Normanby Road, South Melbourne. Seven projects line the Fishermans Bend thoroughfare, with the name Paul Little appearing on six of the seven applications. Planning &amp; Property Partners are handling the six applications at this point which if approved would add to the already popular pocket of Fishermans Bend.

Fishermans Bend aside the remaining projects are spread almost evenly between Melbourne's CBD, Southbank and Docklands.

<h2>Already in the spotlight</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/image9_0.jpg" rel="gallery-all" title="Sturt and Bourke. Images courtesy Hayball and Besgate"><img alt="" class="image-article-full-width-580px" height="221" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image9_0.jpg?itok=JmmnZ7ZE" title="Sturt and Bourke. Images courtesy Hayball and Besgate" width="580"></a>

<figcaption>Sturt and Bourke. Images courtesy Hayball and Besgate Group</figcaption></figure>The above images are by no means definitive, but give a fair indication as to what two of the eighteen planning applications will resemble. Currently located within 135 Sturt Street, architecture firm Hayball have conceived a residential tower to replace their offices at the Southbank address, while Apartments.com.au reported on Besgate Group's plans to deliver a <a href="/news/besgate-group-readies-their-surge-into-the-melbourne-apartment-market">sizeable tower at 640 Bourke Street</a> during May. Both sites respective planning permit applications were lodged on Tuesday.

Elsewhere Docklands News is <a href="http://www.docklandsnews.com.au/editions/article/new-towers-planned-for-harbour-town_11008">reporting</a> that Capital Alliance Investment Group is seeking approval for separate towers at 26-38 Pearl River Road and 3-43 Waterfront Way. With the group's current <a href="/buildings/m-docklands-679-la-trobe-street-docklands">M Docklands</a> build topped out, the South Wharf-based developer is seeking approval for a 36 level residential/hotel building and a 30 level residential apartment building close by. Both applications were also submitted on Tuesday.

One of Melbourne's most prolific developers, Central Equity have also sought to shore up its future residential stock with two new proposals on Southbank. 268-274 City Road and 71-87 City Road are set for redevelopment ,with the latter which is located directly behind Eureka Tower slated for a 67 level residential tower; the first such time Central Equity has sought to push beyond a tower of 200 metres in height.

Most notable of the remaining applications is 162-188 Turner Street Port Melbourne where six towers are seeking approval while AZX Australia has weighed into the CBD with a sizeable proposal at 183-189 A'Beckett Street Melbourne. This follows from the recent launch of their maiden Victorian project which sees 968 apartments earmarked within Footscray's Joseph Road Precinct under the moniker <a href="/buildings/riverina-22-hopkins-street-footscray">Riverina</a>.

In due course Apartments.com.au will endeavour to cover all the above projects in detail.

Lead image courtesy stuffpoint.com.
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New planning applications come flooding in

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Samma Group may not be recognised instantaneously as an established Melbourne residential developer, but the Cremorne-based company has a number of subsidiaries under its umbrella which maintain a higher public profile. Chief amongst them is SPEC Property which continues to expand its portfolio of development sites throughout metropolitan Melbourne.

Hand in hand with SPEC sits in-house architecture, planning and design agency Inhabit Design which is responsible for the group's two most recent projects located in Fishermans Bend and Camberwell. Both projects shape as medium term development opportunities for the developer, which currently has a healthy workbook of residential developments.

<h2>51-59 Thistlethwaite Street and 476-486 City Road, 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/image55_1.jpg" rel="gallery-all" title="51-59 Thistlethwaite Street and 476-486 City Road, South Melbourne. Image courtesy Inhabit Design"><img alt="" class="image-article-full-width-580px" height="328" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image55_1.jpg?itok=4gyvFQ_4" title="51-59 Thistlethwaite Street and 476-486 City Road, South Melbourne. Image courtesy Inhabit Design" width="580"></a>

<figcaption>51-59 Thistlethwaite Street and 476-486 City Road, South Melbourne. Image courtesy Inhabit Design</figcaption></figure>Lodged with City of Port Phillip during January 2015, the project has already moved to an appeal setting according to Council's online planning portal. Ranging between 4 and 16 levels, the development seeks the approval of 258 apartments split between one, two and three bedroom options, with retail and commercial tenancies and community facilities included.

As part of the application, Soho dwellings, a 40sqm toy library and a 93sqm tenancy for a start-up business would be present at ground level, while an enhanced public realm would see the creation of a pedestrian/bicycle access lane adjoining the site.

Even though City of Port Phillip failed to decide upon the merits of the application within the prescribed 60 day limit, they have indicated via online documents that they were hesitant to support the proposed development in its current form. Concerns with building height and setbacks, and inconsistencies with the Fishermans Bend Strategic Framework Plan Policy and Design Guidelines were cited as major issues.

<h2>Prosper Apartments - 699 Burke Road, Camberwell</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/image80.jpg" rel="gallery-all" title="699 Burke Road, Camberwell. Image courtesy Inhabit Design"><img alt="" class="image-article-full-width-580px" height="350" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image80.jpg?itok=TNNyrxyp" title="699 Burke Road, Camberwell. Image courtesy Inhabit Design" width="580"></a>

<figcaption>699 Burke Road, Camberwell. Image courtesy Inhabit Design</figcaption></figure>Across town and 699 Burke Road has been dubbed Prosper Apartments according the SPEC's <a href="http://www.specproperty.com.my/">Malaysian website</a>. Purchased during mid 2014, the 836sqm site which is a stone's throw from Camberwell Junction is now subject to an Inhabit Design scheme seeking a 14 level apartment complex. 23 single bedroom and 42 dual bedroom dwellings constitute the apartment mix, which sit above a first floor dedicated to 635sqm of commercial office space.

Key to the tower's design is inclusion of a sizeable light well which abuts the adjoining Aerial apartment complex. With a depth in excess of 24 metres, the light well will utilise Aerial's boundary wall by transforming it into a heavily landscaped feature wall running upwards from a common outdoor area located on level 2.

The project was subject to a VCAT hearing earlier this month, with the result as yet unknown.

Other projects at planning under SPEC's guidance include <a href="/buildings/flagstaff-green-15-batman-street-west-melbourne">15-31 Batman Street West Melbourne</a> and <a href="/new-apartments/3-15-shiel-street-north-melbourne">3 Shiel Street North Melbourne</a> which if approved would produce approximately 300 dwellings for the developer. Wasting no time post approval via VCAT, the developer is poised to launch Trilby Smith Street at <a href="/buildings/trilby-466-smith-street-collingwood">466-482 Smith Street Collingwood</a>.

The work of Inhabit Design, Trilby is expected to feature 47 single bedroom, 20 single+study, 44 dual bedroom and six three bedroom dwellings over a 1,340sqm site.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image3inhabit.jpg" rel="gallery-all" title="Trilby apartments. Image courtesy Inhabit Design"><img alt="" class="image-article-full-width-580px" height="297" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image3inhabit.jpg?itok=iiwv4aRZ" title="Trilby apartments. Image courtesy Inhabit Design" width="580"></a>

<figcaption>Trilby apartments. Image courtesy Inhabit Design</figcaption></figure>Recently Samma Group formed two construction subsidiaries, namely BuildID and TriUrban Construction which undertake construction on behalf of SPEC Property. The two-pronged approach currently sees BuildID constructing <a href="/buildings/the-maybloom-7-riversdale-road-hawthorn">The Maybloom</a> and <a href="/buildings/billy-co-368-burnley-street-richmond">Billy &amp; Co</a> while TriUrban Construction are concerning themselves with the 111-apartment <a href="/buildings/helio-91-flemington-road-north-melbourne">Helio</a> on Flemington Road, which is due for completion come 2016.
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Samma Group increases its residential development portfolio

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Further light can now be shed on the proposed 'Queens Place' development which is expected to eventually consume a sizeable and underutilised CBD corner site. Developer 3L Alliance has found a new home within the existing 350 Queen Street office complex onsite, that will eventually be flanked by dual high-rise residential towers.

With a nominal value of $750 million, the project will see an expansive five level podium topped with two towers terminating at 246 metres in height. Having only purchased the site during late 2014, 3L Alliance instated Cox Architecture and Fender Katsalidis as joint project architects following a limited design competition.

The sheer size of the development will likely see the residential towers delivered over two stages, with the current planning application seeking approval for Towers 1 and 2, with Tower 2's building envelope subject to further detailed development plans which will be provided by the development team for assessment at a future point.

Aviation exclusion zones has seen a separate Stage 1 plan for a 206 metre tower included, although for all intents and purposes the planning application focuses almost exclusively upon the dual 246 metre design.

<h2>350 Queen Street application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image60a.jpg" rel="gallery-all" title="350 Queen Street aspects. Image courtesy COX &amp; FKA"><img alt="" class="image-article-full-width-580px" height="398" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image60a.jpg?itok=YdSZwfYA" title="350 Queen Street aspects. Image courtesy COX &amp; FKA" width="580"></a>

<figcaption>350 Queen Street aspects. Image courtesy COX &amp; FKA</figcaption></figure><ul>
<li>Planning application lodged April 2015</li>
	<li>Site area: 7,295sqm with existing 20L office complex retained, other structures to be demolished</li>
	<li>Application seeks full approval for Stage 1 and envelope approval for Stage 2</li>
	<li>Dual 79 level residential towers at 246.23 metres envisaged, with secondary Stage1 design of 206 metres included (non-OLS incursion)</li>
	<li>Total GFA sought: 176,217sqm</li>
	<li>554 car parking &amp; 603 bicycle spaces (154 bay commercial car park included within basement)</li>
	<li>1,925sqm of retail space and 120-space child care facility</li>
	<li>Strata offices suites between 174sqm and 647sqm</li>
	<li>Stage 1 apartment total: 864</li>
	<li>Amenities: Pools/spas, gym, saunas, home theatre, kitchen/lounge, yoga studio, karaoke area</li>
</ul>
<h2>COX and FK on 350 Queen Street</h2>

<blockquote>
‘Queens Place’ is a compelling opportunity to re-engage the site at 350 Queen St into the precinct. Using a finer grain of public connections and amenity paired with taller elements of urbane city proportions; the site is redefined to offer Melbourne’s CBD an activated, connected and enlivened precinct.

The design process has given rise to a concept that enriches the ground plane with new connections and an enhanced public realm within the Queen Victoria Market Precinct. In the podium, a variety of uses such as retail, childcare and commercial suites provide activation to the critical ‘first 25m’.

Atop the podium are positioned two towers, shaped and sculpted by design drivers from within and around the site. They step as they ascend, forming a dynamic pairing on Melbourne’s continuously evolving skyline. At both the ground plane and in the sky, this development has real potential to enliven and enrich the liveability and character of Melbourne’s CBD.
<cite>Cox Architecture and Fender Katsalidis, architectural report</cite>
</blockquote>

<h2>Overs and unders: OLS / PANS-OPS a consideration</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/image57_2.jpg" rel="gallery-all" title="OLS Diagram. Image courtesy COX &amp; FKA"><img alt="" class="image-article-full-width-580px" height="303" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image57_2.jpg?itok=f5I03ufG" title="OLS Diagram. Image courtesy COX &amp; FKA" width="580"></a>

<figcaption>OLS Diagram. Image courtesy COX &amp; FKA</figcaption></figure><a href="/news/aviation-impact-on-building-development-in-the-melbourne-cbd">Obstacle Limitation Surface</a> (OLS) exclusion zones have been taken into account within the 350 Queen Street planning documents. OLS is essentially a series of height limits for objects surrounding a particular aerodrome, with Essendon Airport the major consideration.

As the preferred 246 metre outcome would breach the OLS ceiling of 228.5 metres, an alternative scheme of 206 metres has been included within the planning documents for comparisons sake (and for approval should the 246 metre version fail). While various CBD towers already penetrate the OLS ceiling, including the nearby Aurora Melbourne Central, they do not penetrate the more rigid PAN-OPS ceiling.

350 Queen Street is no exception in this regard with the development team citing constructability and PAN-OPS limitations as halting their advance skyward.

<h2>The first 25</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/image59_0.jpg" rel="gallery-all" title="Artist's impression from Queen and A'Beckett. Image courtesy COX &amp; FKA"><img alt="" class="image-article-full-width-580px" height="266" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image59_0.jpg?itok=1hA3XQuO" title="Artist's impression from Queen and A'Beckett. Image courtesy COX &amp; FKA" width="580"></a>

<figcaption>Artist's impression from Queen and A'Beckett. Image courtesy COX &amp; FKA</figcaption></figure>Numerous references have been made to 'The first 25 metres' within the planning documents, alluding to the weight placed upon creating a dynamic podium structure.

<blockquote>
The importance of the first 25m to the human experience at ground level and contribution to the City’s fabric is crucial. Queens Place makes a clear separation between tower and podium, providing a highly detailed vibrant base and a calm simple tower above.

Rather than treat the public space as the space left over from the development, the design team approached the task from the opposite direction, designing the public realm first responding to existing conditions, through site connections and solar access and then placed the buildings around this space.
<cite>Cox Architecture and Fender Katsalidis, architectural report</cite>
</blockquote>

The result is a highly articulated podium both externally and internally, with a large covered central plaza included at the heart of the project. Transparent glazing wraps ground level frontages while site entry points are discerned with distinctive bamboo plantings which supplements hanging greenery over the podium structure.

The curved podium is veiled with operable, contoured timber louvres which respond to prevailing weather conditions.

<h2>Two towers</h2>

Both Melbourne City Council and the The Department of Environment, Land, Water and Planning have been consulted with regard to the size and nature of the proposed development. Based upon the joint discussions a twin tower outcome was considered most appropriate for 350 Queen Street.

Setbacks and tower separation has been considered, with a distance of between 15 and 33 metres representing the void between both buildings while a boundary setback of at least 4.5 metres are present above the podium.

The towers present in a clean and simple form, and this has been continued over the plant levels atop each structure. Described as a 'visual flourish' within the architecture report, the crown of each tower has been integrated into the tower form and will be glazed in bronze finishes thus providing a focal point from many surrounding angles.

<h2>350 Queen Street development team</h2>

<ul>
<li>Developer: 3L Alliance Pty Ltd</li>
	<li>Architecture, Urban Context Report: Cox Architects and Fender Katsalidis Architects</li>
	<li>Planning: Urbis</li>
	<li>Project Manager: Gallagher Jeffs</li>
	<li>Aviation Report: Airport Consultancy Group Pty Ltd</li>
	<li>Traffic Engineering: GTA Consultants</li>
	<li>Landscaping: Rush\Wright Associates</li>
	<li>Wind Assessment: Mel Consultants</li>
	<li>Heritage Assessment: prepared by Lovell Chen</li>
	<li>Sustainability, Lifts and Services: Aurecon</li>
	<li>Waste Management Plan: Leigh Design</li>
	<li>Geotechnical Report: Golder Associates</li>
	<li>Building Surveyor: McKenzie Group</li>
	<li>Structural Report: WSP Group</li>
	<li>Land Surveyor: Bosco Johnson</li>
</ul>
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3L Alliance pushes for twin 246 metre towers at 350 Queen Street

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After the best part of six months at planning the lid is being lifted on Sydney-based DEXUS Property Group's intentions for their prized 32-44 Flinders Street site. Superseding an earlier proposal of 56 levels, the current 65 level proposal represents another entry into the burgeoning list of 200 metre plus residential towers in Melbourne.

Constructed during 1998, DEXUS have seen it fit to replace the onsite multi-level car park with a residential development which holds four separate frontages. Key to the proposal is the provision of heightened amenity to the public realm which seeks to draw in street level activity; a far cry from the current dynamic which sees the immediate area somewhat lacklustre and isolated.

Should approval be granted, it provides DEXUS with an opportunity to diversify beyond its established office and industrial portfolio. Conversely selling the asset may be an option as outlined within this <a href="http://www.smh.com.au/business/property/capital-gain-dexus-submits-even-more-ambitious-skyscraper-proposal-20150206-136rnc">article</a>.

<h2>32-44 Flinders Street application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image13_1.jpg" rel="gallery-all" title="Preliminary perspectives of 32 Flinders Street. Image courtesy SJB Architects"><img alt="" class="image-article-full-width-580px" height="173" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image13_1.jpg?itok=5KaWzX6n" title="Preliminary perspectives of 32 Flinders Street. Image courtesy SJB Architects" width="580"></a>

<figcaption>Preliminary perspectives of 32 Flinders Street. Images courtesy SJB Architects</figcaption></figure><ul>
<li>Application lodged December 2014</li>
	<li>2,087sqm site</li>
	<li>Current use: 561-bay Wilson Car Park over 10 levels</li>
	<li>Seeking approval for two buildings with a combined 625 dwellings</li>
	<li>65 level tower @ 212.1 metres and 11 level building @ 44.05 metres</li>
	<li>​427 vehicle and 216 bicycle bays with four basement levels</li>
	<li>Frontage to Flinders Street, Flinders Lane, Spark Lane &amp; Sargood Lane</li>
	<li>Three separate amenities levels</li>
	<li>Three ground floor commercial tenancies: 194sqm total</li>
</ul>
<h2>Design intent</h2>

<blockquote>
The configuration of the development is that of a podium and tower form that ensures that the street edge of the Hoddle Grid is strongly articulated and held. This development is envisioned as a catalyst for the rejuvenation of the urban realm in this portion of the CBD, providing a net community benefit.

The proposed development will provide key pedestrian network connections, activation visible from laneway entrances and increased amenity on Flinders Lane by way of the removal of car parking access to the site from this location and gifting the private portion of Spark Lane to MCC.

In addition, the 5 level car parking link bridge that spans the Spark Lane alignment on the site is to be removed to ensure that sunlight penetration is given to the laneway in this area as well as to articulate the two addresses as separate but related built form.
<cite>SJB Architects, Planning Submission</cite>
</blockquote>

<h2>Shape and style</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/image34_2.jpg" rel="gallery-all" title="Intended Flinders Street frontage. Image courtesy SJB Architects"><img alt="" class="image-article-full-width-580px" height="218" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image34_2.jpg?itok=4lBKXnbB" title="Intended Flinders Street frontage. Image courtesy SJB Architects" width="580"></a>

<figcaption>Intended Flinders Street frontage. Image courtesy SJB Architects</figcaption></figure>The project's podium is designed in both scale and composition to slot into the existing landscape by employing a monolithic yet articulated finish. Dedicated for the most to car parking, the podium will feature an active edge to Flinders Street by way of three apartments per level masking the car parking facilities. 
Whilst the podium is strong and features a composite stone and concrete finish, the tower itself is describes as "An eye catching beacon on the edge of the CBD" within planning documents. This is both a reflection of the form and exterior finish employed where the tower is lobed and bifurcated in its shape.

<blockquote>
The form of the tower responds to all accepted setback conditions to the neighbouring buildings. Where there is close proximity to the Herald and Weekly Times tower to the west, the tower form minimises the amenity impact by curving away to open view corridors. This allows occupants of the adjacent tower tangential views away from the proposed tower face and allows residents of dwellings in the proposed tower excellent views to the south.
<cite>SJB Architects, Planning Submission</cite>
</blockquote>

Externally the tower's intended cladding begins with darker glazing over the lower levels which progressively morphs into a lighter crown defined by fins and metalic/fritted glazing, whilst a vertical bronze/burnt orange slither bisects the height of the tower.

<h2>Activation down low and apartments up high</h2>

Spark Lane and Sargood Lane stand to benefit from the redevelopment with the activation of their laneway edges expected. By creating separate podium structures, the subsequent additional public space is expected to bring new/additional activity to the enhanced laneway network by way of:

<ul>
<li>Providing a new pedestrian connection from Flinders Lane to Sargood Lane</li>
	<li>Providing new retail activation &amp; interfaces</li>
	<li>Consolidating vehicular access at Flinders Street, away from the laneways</li>
	<li>Allowing Spark Lane to be optimised by removing the existing 5 level car parking link bridge above</li>
	<li>Providing a new lobby address to Spark Lane by gifting MCC with private land</li>
	<li>Allowing for greater passive surveillance throughout the area</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/image11_1.jpg" rel="gallery-all" title="Ground level rebirth. Image courtesy SJB Architects"><img alt="" class="image-article-full-width-580px" height="170" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image11_1.jpg?itok=tdWsNIJA" title="Ground level rebirth. Image courtesy SJB Architects" width="580"></a>

<figcaption>Ground level rebirth. Image courtesy SJB Architects</figcaption></figure>Seven basic dwelling types are included within the proposal, ranging from 1bed/1bath to 3bed/3bath. Single bedroom apartments constitute approximately 40% of the overall count of 625, whilst 250 dual bedroom options are also present.

The balance of dwellings are split between 97 three bedroom apartments and 30 triple bedroom SoHo options located within the 11 level building facing Flinders Lane. 117 triple bedroom options are held within 32-44 Flinders Street which accounts for near on 20% of overall dwelling numbers; a healthy figure relative to many other similar sized apartment developments.

<h2>32-44 Flinders Street application team</h2>

<ul>
<li>Developer: DEXUS Funds Management</li>
	<li>Architect &amp; Planning: SJB Architects</li>
	<li>Interior design: Bates Smart</li>
	<li>Project Manager: APP</li>
	<li>Town Planning: Urbis</li>
	<li>Structural Engineer: Webber Design</li>
	<li>Services Engineer: Wood and Grieve</li>
	<li>Engineer: ARUP</li>
	<li>Landscape Consultant: Tract</li>
	<li>Traffic Engineer: GTA consultants</li>
	<li>Waste: Leigh Design</li>
	<li>Wind assessment: MEL Consultants</li>
</ul>
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DEXUS seeking a Nexus: 32-44 Flinders Street planning application

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Wind back to mid last year and it was announced that The Uniting Church would team with Leighton Properties to deliver a new premium office tower opposite Wesley Church on Lonsdale Street, while also hoping to restore the church's place and identity in the heart of Melbourne. Referred to as the Wesley Upper Lonsdale Street site, a planning application for a premium office tower was submitted during January 2015, and is still under assessment.

<blockquote>
The Request for Proposal document made clear to prospective project partners that any development on the site needed to place a high emphasis on building relationships between people and to foster community relationships. It also outlined the need to restore and, where possible, enhance, the historic buildings while respecting the original custodians.
<cite>Crosslight, Uniting Church</cite>
</blockquote>

To that end Cox Architecture were engaged to create a development capable of fulfilling the above requirement, while also delivering a high-end office tower encompassing 55,000sqm of premium space.

<h2>118-148 Lonsdale Street application highlights</h2>

<ul>
<li>Site area: 7,400sqm</li>
	<li>Stables, onsite factory and the Princess Mary Club to be demolished; other structures retained</li>
	<li>33 level commercial tower at 144.55 to its highest point</li>
	<li>55,000sqm of premium commercial space included</li>
	<li>Concave floor plates ranging between 1,700sqm and 2,100sqm</li>
	<li>End of trip facilities for 367 bicycle spaces included</li>
	<li>Level 3-4 car park accommodating 127 vehicles</li>
	<li>1,400sqm of retail and food/beverage space over nine ground floor tenancies</li>
	<li>Series of public realm spaces created around Wesley Place</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/image220_0.jpg" rel="gallery-all" title="Artist's impression of the new commercial building. Image courtesy Cox Architecture"><img alt="" class="image-article-full-width-580px" height="1081" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image220_0.jpg?itok=ZlpsQCkY" title="Artist's impression of the new commercial building. Image courtesy Cox Architecture" width="580"></a>

<figcaption>Artist's impression of the new commercial building. Image courtesy Cox Architecture</figcaption></figure><h2>The challenge at hand</h2>

<blockquote>
While the heritage buildings appear to retain their overall integrity from a distance (with the exception of the very dilapidated Princess Mary Club) the situation is one of buildings much in need of maintenance. The site also provides a low level of amenity due to the car parking operations – the present-day setting for the Church is within a poorly arranged at-grade car park. This is inconsistent with the cultural heritage importance of the place.

A key challenge for the site is that the current buildings, and their condition, do not allow for a viable ongoing use of the site. Whilst a number of the current buildings are being used by the Wesley Church, it is far from optimum and would not be able to continue long term. Also the current use cannot fund the prohibitively expensive repair and restoration work required for the existing buildings on site.

Two of the buildings on site have been identified as reaching the point where they cannot be occupied for safety reasons, being the Princess Mary Club and Wesley House.

The nature and condition of the current buildings, and the impact of the existing car park use on the site constrain the activities of the Wesley Church, and have resulted in the Wesley Mission having to move off site.
<cite>118-148 Lonsdale Street planning report</cite>
</blockquote>

<h2>Wesley Place: new urban realm</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/image219.jpg" rel="gallery-all" title="Wesley Park. Image courtesy Cox Architecture"><img alt="" class="image-article-full-width-580px" height="465" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image219.jpg?itok=hjA_zH71" title="Wesley Park. Image courtesy Cox Architecture" width="580"></a>

<figcaption>Wesley Park. Image courtesy Cox Architecture</figcaption></figure>In line with The Uniting Church's wishes as outlined above, ground level activation plays a pronounced role in the redevelopment, in that the original structures and uses are to be melded with new facilities in order to increase public utilisation of the site.

In this regard the AECOM acting as landscape consultant have created three separate areas within the grounds which carry differing characteristics:

<ul>
<li>The event and meeting place, addressing Lonsdale Street and forms the setting for the Church</li>
	<li>The Sanctuaries at either site of the Church building</li>
	<li>The city meeting place and retail food courtyard, featuring the cloister yard olive tree.</li>
</ul>
The 'event and meeting place' will see the bulk of foot traffic access the site while the central 'sanctuary' will act as a subdued area either side of Wesley Church. The northern section of the site will be dedicated toward the 'city meeting place' with existing structures adapted into cafes with outdoor seating.

Running north south, Wesley Place will provide a link between Lonsdale and Little Lonsdale with 2,262sqm of the site dedicated to open space. Included in this figure is the 190sqm Wesley Park, 920sqm Northern Plaza and 770sqm Southern Church Forecourt area.

<h2>Closer than ever?</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/image221.jpg" rel="gallery-all" title="Previous incarnations. Images courtesy studio505 and Leighton"><img alt="" class="image-article-full-width-580px" height="247" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image221.jpg?itok=AthH-xNq" title="Previous incarnations. Images courtesy studio505 and Leighton" width="580"></a>

<figcaption>Previous incarnations. Images courtesy studio505 and Leighton</figcaption></figure>The Wesley Church site has over previous decades been subject to differing development schemes, with a number of towers put forward with no great success.

One such scheme was conceived by studio505 who along with project partner Grocon submitted plans for a similarly sized office complex to that of the current design. Under the title ‘Wesley Village’, the development would have also seen the delivery of a new urban space separating new and old structures while also creating "Truly magnificent, sophisticated and elegant architecture that inspires."

While the studio505 design would have brought a visual focal point to Lonsdale Street via its streaky podium, the current Cox Architecture design has taken an opposing path by paring back its initial offering. In perhaps a more respectful nod to the existing church, gone is the diagonal white bracing and crumpled podium features, replaced by more subdued finishes.

With the swirl of speculation surrounding the <a href="http://www.afr.com/real-estate/relaunched-leighton-properties-sale-pays-dividends-20150318-1m1osl">sale of Leighton Properties</a> in recent months, it remains to be seen if and when the tie-up between Leighton Properties and The Uniting Church will lead to the delivery of this long sought after development.

<h2>118-148 Lonsdale Street planning team</h2>

<ul>
<li>Developer: Leighton Properties</li>
	<li>Architect &amp; Urban Context: Cox Architecture</li>
	<li>Planning: Urbis</li>
	<li>Heritage Consultant: Lovell Chen</li>
	<li>Landscape, ESD &amp; Public Realm: AECOM</li>
	<li>​Traffic Engineer: Traffix Group</li>
	<li>Wind Assessment: Mel Consultants</li>
	<li>Waste: Leigh Design</li>
	<li>Quantity Surveyor: RLB</li>
	<li>Building Surveyor: Gardiner Group</li>
</ul>
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Wesley Place seeks to bring new life to Lonsdale Street

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Underpinning the continued popularity of <a href="/new-apartments/brunswick-vic-3056">Brunswick</a> and surrounds as an apartment hotspot, a host of planning applications are before Moreland City Council for assessment. Many sites in question continue the trend of apartment developments subsuming former industrial facilities, while the odd application such as <a href="/buildings/cannatella-625-sydney-road-brunswick">611-621 Sydney Road</a> provide a surprise reuse.

With many projects in the 3-5 level category, Apartments.com.au has chosen to highlight the larger projects currently at planning spread over Brunswick, the always in demand <a href="/new-apartments/brunswick-east-vic-3057">Brunswick East</a> and the emerging <a href="/new-apartments/brunswick-west-vic-3055">Brunswick West</a>. Notable applications include:

<h2>611-621 Sydney Road, Brunswick</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/image182.jpg" rel="gallery-all" title="Image courtesy Peter Brown Architects"><img alt="" class="image-article-full-width-580px" height="382" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image182.jpg?itok=2Hrtg66U" title="Image courtesy Peter Brown Architects" width="580"></a>

<figcaption>Image courtesy Peter Brown Architects</figcaption></figure>The Courthouse Hotel looks set to be no more with an application seeking the delivery of an eight level apartment building. Received by Moreland City Council during April, Peter Brown Architects have conceived the design which will include a mixture of one and two bedroom apartments set behind a retained Sydney Road facade.

Ground level facilities see a bar/restaurant included, which will be located above a multi-level basement car park.

<h2><a href="/new-apartments/mesh-apartments-8-florence-street-brunswick">8 Florence Street, Brunswick</a></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/image180_0.jpg" rel="gallery-all" title="Image courtesy CHT Architects"><img alt="" class="image-article-full-width-580px" height="260" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image180_0.jpg?itok=FJN-dM84" title="Image courtesy CHT Architects" width="580"></a>

<figcaption>Image courtesy CHT Architects</figcaption></figure>A departure from <a href="/architects/cht-architects">CHT Architects'</a> typical design approach, 8 Florence Street presents as an openable, perforated metal exterior. 16 single bedroom and 8 dual bedroom apartments are spread over five levels, with two restaurants at ground level likely to bring some much needed activation to the area.

Moreland Fencing are the client for the projects which finds itself directly opposite <a href="/new-apartments/brunswick-vic-3056">The Commons</a> building within Brunswick's Anstey Precinct.

<h2><a href="/buildings/288-albert-street-brunswick">284-294 Albert Street, Brunswick</a></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/image181.jpg" rel="gallery-all" title="Image courtesy ROTHELOWMAN"><img alt="" class="image-article-full-width-580px" height="334" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image181.jpg?itok=qPUp1Aft" title="Image courtesy ROTHELOWMAN" width="580"></a>

<figcaption>Image courtesy ROTHELOWMAN</figcaption></figure>Appearing to be a sister development to the adjoining <a href="/buildings/288-albert-street-brunswick">Brunswick Heart</a> project which is at sales on behalf of CBD Developments, 284-294 Albert Street Brunswick is a fellow <a href="/architects/rothelowman">ROTHELOWMAN</a> design. Spread over eight levels are 56 apartments with retail uses at ground level.

Also known as 343 Sydney Road, 284-294 Albert Street is now at advertising after lodgment with Moreland City council during late 2014.

<h2><a href="/buildings/breese-street-204-206-albion-street-brunswick">204-206 Albion Street, Brunswick</a></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/image178.jpg" rel="gallery-all" title="Image courtesy Taouk Architects"><img alt="" class="image-article-full-width-580px" height="301" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image178.jpg?itok=EjcsZf2j" title="Image courtesy Taouk Architects" width="580"></a>

<figcaption>Image courtesy Taouk Architects</figcaption></figure>Royal Nut Company look set to leave their long term home with a recent planning application seeking to replace the low-rise facility with an eight level apartment building containing 63 residences and two retail outlets. 18 single, 44 dual and 1 triple constitute the apartment mix within the proposal while 68 car parking spaces are located within the basement.

As a nod to the site's history <a href="/architects/taouk-architects">Taouk Architects</a> have included a squirrel embossed upon a mesh screen/glazing background over the podium.

<h2><a href="/buildings/b-e-apartments-11-brunswick-road-brunswick-east">11-15 Brunswick Road, Brunswick East</a></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/image179.jpg" rel="gallery-all" title="Image courtesy Interlandi Mantresso Architects"><img alt="" class="image-article-full-width-580px" height="242" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image179.jpg?itok=Fc9LEVMx" title="Image courtesy Interlandi Mantresso Architects" width="580"></a>

<figcaption>Image courtesy Interlandi Mantresso Architects</figcaption></figure>Set to span ten levels above a three level basement, 11-15 Brunswick Road finds itself in an increasingly popular apartment pocket with a host of projects either completed or under construction in the vicinity. A single office space and 116 apartments constitute the Interlandi Mantesso-designed structure.

Currently on public display, the proposal was submitted to Moreland City Council during November 2014.

<h2><a href="/new-apartments/brunswick-vic-3056">2-6 Duckett Street, Brunswick</a></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/image184.jpg" rel="gallery-all" title="Image courtesy Idle Architecture Studio"><img alt="" class="image-article-full-width-580px" height="255" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image184.jpg?itok=UKA1I0Jy" title="Image courtesy Idle Architecture Studio" width="580"></a>

<figcaption>Image courtesy Idle Architecture Studio</figcaption></figure><a href="/architects/idle-architecture-studio">Idle Architecture Studio</a> enter the fray with a six level proposal seeking approval for 36 apartments and two offices. The application was lodged on behalf of Mondrian Developments and is in close proximity to 11 West Street as highlighted below.

The 701sqm site is expected to hold 38 car parking spaces which will service the 11 single and 25 dual bedroom dwellings.

<h2>350-364 Moreland Road, Brunswick West</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/image70_4.jpg" rel="gallery-all" title="Image courtesy ClarkeHopkinsClarke"><img alt="" class="image-article-full-width-580px" height="328" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image70_4.jpg?itok=n82ezx8Z" title="Image courtesy ClarkeHopkinsClarke" width="580"></a>

<figcaption>Image courtesy ClarkeHopkinsClarke</figcaption></figure>Unassuming it may appear from street level, but an application for 350-364 Moreland Road has recently been advertised showing 72 apartments within a five level building. Designed by <a href="/architects/clarke-hopkins-clarke-0">ClarkeHopkinsClarke</a>, the projects seeks approval for 40 single bedroom dwelling, 32 dual bedroom dwellings and a cafe tenancy at ground level.

Situated over a 2,082sqm site, the proposal is midway between Moreland Station and the 55 tram.

<h2>2-8 Barry Street, Brunswick</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/image186_0.jpg" rel="gallery-all" title="Image courtesy Architeria"><img alt="" class="image-article-full-width-580px" height="163" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image186_0.jpg?itok=ng-VnMdN" title="Image courtesy Architeria" width="580"></a>

<figcaption>Image courtesy Architeria Architects</figcaption></figure>After a period of consultation with Moreland City Council's planning department, 2-8 Barry Street has gained approval. Designed by <a href="/architects/architeria-architects">Architeria Architects</a>, 2-8 Barry Street is set to accommodate 36 apartments over four levels plus three offices in a project for <a href="/developers/ouson-group">Ouson Group</a>.

The project is expected to advance to sales in the near future.

<h2><a href="/buildings/the-grove-1-5-olive-york-way-brunswick-west">1-5 Olive York Way, Brunswick West</a></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/image4_7.jpg" rel="gallery-all" title="Image courtesy MAP Architecture"><img alt="" class="image-article-full-width-580px" height="290" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image4_7.jpg?itok=AtCPiIhc" title="Image courtesy MAP Architecture" width="580"></a>

<figcaption>Image courtesy MAP Architecture</figcaption></figure>VCAT only last week ruled in favour of the multi-building proposal put forward by Equity Properties Pty Ltd. Lodged during mid 2013, the <a href="/architects/map-architecture">MAP Architecture</a>-designed project will carry in the vicinity of 350 apartments over the now vacant 5,297sqm site which abuts the Tullamarine Freeway.

1-5 Olive York Way joins the completed 2-6 Olive York Way with 140 apartments and R.Corporation's at sales <a href="/buildings/the-york-8-olive-york-way-brunswick-west">8 Olive York Way</a> in finding new purpose for a previously underutilised tract of land.

<h2>11 West Street, Brunswick</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/image13_0.jpg" rel="gallery-all" title="Image courtesy MOS Architects"><img alt="" class="image-article-full-width-580px" height="355" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image13_0.jpg?itok=PuFcg2MS" title="Image courtesy MOS Architects" width="580"></a>

<figcaption>Image courtesy MOS Architects</figcaption></figure><a href="/news/giving-something-back-12-duckett-street-brunswick">Lauded on Urban.com.au</a> as a development with noteworthy urban realm contributions, 12 Duckett Street has been approved and is now known as 11 West Street, Brunswick. <a href="/architects/mos-architects">MOS Architects</a> have conceived the development which looks to activate a considerable area adjacent to the Upfield rail line.

The latest revision on Apartments.com.au's database includes 184 apartments within the development over 5-8 levels, although this may have been adjusted as the approved version consists of four buildings of up top six levels.

<h2>808-818 Sydney Road, Brunswick</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_0.jpg" rel="gallery-all" title="Image courtesy Fieldwork Projects"><img alt="" class="image-article-full-width-580px" height="352" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image187_0.jpg?itok=s66Eq77i" title="Image courtesy Fieldwork Projects" width="580"></a>

<figcaption>Image courtesy Fieldwork Projects</figcaption></figure>Last but not least is 808-818 Sydney Road, Brunswick which found favour with VCAT earlier in the year. Wasting no time after gaining approval, the proponents for the prime Brunswick site have elected to sell the approved <a href="/architects/fieldwork">Fieldwork Projects</a> scheme.

Selling agent CBRE is in charge of the process which will likely see a new owner take control of the 2,032sqm site with 91 apartments and six retail tenancies totalling 478sqm allowed for.
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Brunswick bulks up with a wave of fresh planning applications

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The wraps are off Toyota Australia's ambitious plans to capitalise upon Melbourne's insatiable desire for inner-city apartment and student accommodation. As had been reported earlier during 2015, the car manufacturer has turned its hand to converting a large majority of its Elizabeth Street site into a residential enclave capable of holding in excess of 1000 apartments.

Sydney-based property advisory firm LEFTA has been nominated as the developer within the planning documents, acting in effect as a proxy for Toyota Australia. Not recognised as a developer, Toyota Australia will wait upon a planning decision before revealing its intentions; a likely outcome being the sale of the expansive site to a recognised developer while maintaining its Melbourne showroom within the retained Melford Motors building onsite.

<h2>611-681 Elizabeth Street application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image89.jpg" rel="gallery-all" title="Development perspective from Elizabeth Street. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="404" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image89.jpg?itok=bvNyENk1" title="Development perspective from Elizabeth Street. Image courtesy SJB" width="580"></a>

<figcaption>Development perspective from Elizabeth Street. Image courtesy SJB</figcaption></figure><ul>
<li>Application lodged December 2014</li>
	<li>Current use: Melbourne City Toyota</li>
	<li>Site area: 7,051sqm</li>
	<li>Proposed: 4 towers between 47-68 metres in height</li>
	<li>1,090 apartments split between two residential and two student accommodation towers</li>
	<li>Student studio apartments from 24sqm</li>
	<li>3,956.8sqm of commercial space</li>
	<li>367 car parking and 1,372 bicycle spaces</li>
	<li>Total GFA: 61,462.6sqm</li>
	<li>1,413sqm showroom (likely for Toyota)</li>
	<li>732sqm gym included as are communal areas and rooftop terraces</li>
</ul>
<h2>All in the family</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/image90_0.jpg" rel="gallery-all" title="Exterior of 'The Father'. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="301" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image90_0.jpg?itok=xFDMdpp7" title="Exterior of 'The Father'. Image courtesy SJB" width="580"></a>

<figcaption>Exterior of 'The Father'. Image courtesy SJB</figcaption></figure>Project architect SJB has gone to unusual lengths to distinguish the quartet of towers envisaged as part of the development. Father, mother, son and daughter have been allocated to describe the towers, reflecting the differing design responses associated with each building. A summary description of each tower sees:

<ul>
<li>The Mother - 200 apartments located within the site's southernmost tower, also referred to as Tower 1.</li>
</ul>
<blockquote>
A clean and sophisticated feminine form that echoes the corner of the existing ‘Melford Motors’ building. The existing façade, which will be retained, has a curved and angular corner that is projected and set back to give the impression of a true extension of the heritage building.

Soft curtain walls will allow the tower to reflect its context and compliment the Heritage building below.
<cite>SJB Architects, Town planning presentation</cite>
</blockquote>

<ul>
<li>The Son - otherwise known as Tower 2, the tower will see matte, satin, gloss and metal finishes applied, allowing for a shadow play over the exterior. 288 studio apartments of generally 24sqm are found within Tower 2, as are 15 single bedroom apartments for an elevated student living experience.</li>
	<li>The Daughter - highest yielding in terms of dwelling numbers, Tower 3 will see 388 studio apartments, 24 single bedroom and 7 dual bedroom dwellings within the 19 level tower. Reflecting the design of 'The Mother', Tower 3 will feature flowing lines and a black/white exterior.</li>
	<li>The Father - the site's northernmost and tallest building at 22 levels features a masculine exterior "With larger expressed concrete frames that wrap the tower in a rigid exoskeleton arrangement." 218 one, two and three-bedroom apartments are within Tower 4</li>
</ul>
<h2>Street level overlead</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/image88_1.jpg" rel="gallery-all" title="Elizabeth Street looking down an internal laneway. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="303" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image88_1.jpg?itok=jJnCcfgD" title="Elizabeth Street looking down an internal laneway. Image courtesy SJB" width="580"></a>

<figcaption>Elizabeth Street looking down an internal laneway. Image courtesy SJB</figcaption></figure>With three street frontages including 185 metres to Elizabeth Street and a site area in excess of 7,00sqm, the Inner City Toyota site lends itself to quite an extensive street level interface. Dual East West laneways will feature within 611-681 Elizabeth Street, connecting Elizabeth Street with O'Connell Street to the west.

All frontages are split between retail and residential activation, with only the existing Melford Motors building to be left as is. Lower Ground will feature a public gym, bike park, 589sqm supermarket, dual showrooms (likely for Toyota Australia) and four tenancies ranging between 81-149sqm.

Ground floor encompassing the northern portion of the site (owing to the site gradient) will see limited dwellings fronting O'Connell Street while a further seven tenancies of between 51-300sqm are located either side of an additional laneway/plaza.

<h2>Comment</h2>

611-681 Elizabeth Street's ground level plane looks particularly well resolved with masses of active frontage and solid site permeability. Should the project be realised it would bring a motherload of street level activity to the otherwise underutilised area on the CBD's doorstep.

The student living towers follow a well worm path in Melbourne of design repetition both internally and externally for tertiary accommodation, but what will be made of the 626 studio dwellings with only 24sqm of living space. As the current debate over apartment standards and sizes continues, are student living spaces simply disregarded as 'transient' dwellings and not included within the <a href="/news/better-apartments-a-step-forward">Better Apartments</a> debate?

Quite simply student dwellings are altogether different to residential apartments, but nonetheless it will be interesting to read the wider media commentary to this planning application if and when it gains approval.

<h2>611-681 Elizabeth Street development team</h2>

<ul>
<li>Developer: LEFTA on behalf of Toyota Australia</li>
	<li>Architect and urban planning: SJB</li>
	<li>Town planning: Urbis</li>
	<li>Services and ESD: Simpson Kotzman Engineering</li>
	<li>Structural: Webber Design</li>
	<li>Building Surveyor: McKenzie Group</li>
	<li>Traffic: GTA Consultants</li>
	<li>Heritage: Lovell Chen</li>
	<li>Waste: Leigh Design</li>
	<li>Wind: MEL Consultants</li>
</ul>
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Oh what a feeling: 611-681 Elizabeth Street, Melbourne

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The issue of air rights has been given heightened media attention in recent times, principally due to Yarra House within South Yarra's Forrest Hill Precinct where developer Michael Yates <a href="http://www.afr.com/real-estate/residential/yarra-house-to-rise-with-views-secured-20131015-jgwls">purchased apartments in the adjoining low-rise building</a>. This in turn secures the right to veto any future development, thus protecting Yarra House's views.

Air rights and appropriate development is also at the crux of a dispute headed to VCAT, where Albert Road-based Evolve Development is seeking to amend an already approved scheme for 25-27 Coventry Street, so as to expand the tower's built form above the neighbouring property. Having purchased the Southbank site with approval in place for a 22 level residential building, Evolve Development have subsequently secured air rights above the adjoining 21-23 Coventry Street.

<blockquote>
Our client has also purchased the air rights of the eastern adjoining property and a subdivision permit obtained to amalgamate this land. It is noted that the permit contained Condition 1 (f), which required the built form to be set back from the eastern boundary at least 4.5 metres from the eastern boundary at Level 5 and above. This requirement was due to Council's concerns in relation to the proposed development restricting the future development potential of the adjoining land, in particular any restrictions on east facing apartments in any future development of that land.
<cite>SJB Planning document to VCAT excerpt, April 2015</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/image166.jpg" rel="gallery-all" title="Air right over part 21-23 Coventry Street. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="365" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image166.jpg?itok=i-1vNYzD" title="Air right over part 21-23 Coventry Street. Image courtesy SJB" width="580"></a>

<figcaption>Air right over part 21-23 Coventry Street. Image courtesy SJB</figcaption></figure><blockquote>
The purchase of the air rights over 21-23 Coventry Street has resulted in an expansion of the built form to the east from Level 5 upwards. This has had consequential effects on the layout of apartments at these levels. Particularly, the apartments located in the south east quadrant of the building from Level 5 to Level 20 have been reoriented to ensure appropriate setbacks from the properties to the south and west and to ensure adequate daylight access to all habitable rooms.

Evolve No.21 Pty Ltd now seeks permission to pursue an amended development strategy which incorporates the air rights over 21-23 Coventry Street to the east and which better reflects current inner urban housing market trends.
<cite>SJB Planning document to VCAT excerpt, April 2015</cite>
</blockquote>

<h2>25-27 Coventry Street, Southbank amendment highlights</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/image168.jpg" rel="gallery-all" title="A comparison between approved and proposed. Images courtesy SJB"><img alt="" class="image-article-full-width-580px" height="343" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image168.jpg?itok=8l3s_v4t" title="A comparison between approved and proposed. Images courtesy SJB" width="580"></a>

<figcaption>A comparison between approved and proposed. Images courtesy SJB</figcaption></figure><ul>
<li>21 level residential tower at 70 metres in height</li>
	<li>252 apartments - 99 * studio, 105 * 1BR, 48 * 2BR</li>
	<li>177 car parking spaces and 80 bicycle spaces within a three level basement</li>
	<li>279sqm commercial/restaurant space with 50 person capacity</li>
	<li>Meeting room and library included within the development</li>
	<li>1,147sqm site area</li>
</ul>
The reworked SJB Architects design seeks to bump up apartments numbers by an additional 72 over the initial scheme which was given the nod via City of Melbourne during 2013. This is principally achieved by increasing studio dwellings from 8 to 99 within the amended proposal, at the cost of two bedroom dwellings which decrease by 20.

While the design still adheres to the DDO60 height limit, the external look has been drastically altered with the addition of balconies to the eastern facade. It's argued within the documents that the balconies which overhang the adjoining 21-23 Coventry street will aid in the retention of both on-site and off-site amenity.

Evolve Development currently have the project listed on their website as valued at $140 million and holding a completion date of 2017. It's fair to assume both these figures will change.

<h2>North, south, east and west</h2>

<blockquote>
The building form varies on each of its four elevations, relating to the immediate neighbouring conditions, whilst the use of varied colours and materiality presents a continuity and connection to the surroundings.

The north elevation presents an elegant tower on a setback podium with expressed columns that lightly anchor the elevation to the ground. Laneway access provided at the rear of the site along Wells Lane ensures flexibility and street activation of Coventry Street by way of tenancy and residential lobby interface. Street canopies, individually expressed between columns, break up the podium providing a human scale in the current streetscape rhythm while providing protection from the elements.

The tower is expressed in distinctive elements to provide visual interest and articulation. A recessed floor plan is incorporated at level 5 to distinguish the podium from the tower above. This break in the facade is introduced to respond to the height of the parapet of 312 St Kilda Road to the east, and the fagade composition of 35-37 Coventry Street to the west. The western elevation incorporates an angled setback to individual apartments facing south-west to protect the amenity of existing residents to the south and future neighbours to the west.

The south elevation is set back in response to the proximity of the residential tower at 6-8 Dorcas Street to the south.
<cite>SJB Planning</cite>
</blockquote>

<h2>Join the club</h2>

25-27 Coventry Street would join Evolve Development's initial Southbank project, <a href="http://www.evolvedevelopment.com.au/completed-projects.php#guilfoyle">The Guilfoyle</a> at 39 Coventry Street. LU Simon Builders completed the $190 million tower during 2013, which holds 353 apartments spanning 21 levels. SJB Architects were also responsible for the design of The Guilfoyle.

Currently fellow developer VIMG have sold in excess of 70% of Coventry Haus located at 33 Coventry Street, which will see the project head to construction shortly. Designed by Jackson Clement Borrows, the tower began life considerably shorter but was expanded upon VIMG's purchase of the site to the maximum allowable height.

<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/141029-33-coventry-photomontage-dusk-edit-3.jpg" rel="gallery-all" title="Coventry Haus at 23 levels. Image courtesy JCB"><img alt="" class="image-article-full-width-580px" height="899" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/141029-33-coventry-photomontage-dusk-edit-3.jpg?itok=2ZAoQ8ld" title="Coventry Haus at 23 levels. Image courtesy JCB" width="580"></a>

<figcaption>Coventry Haus at 23 levels. Image courtesy JCB</figcaption></figure>The 'secondary' Southbank apartment market has proven popular in recent years with a string of apartment tower completions falling between Coventry and Dorcas, as witnessed by Sunday Apartments, Elm and the aforementioned Guilfoyle.

Waiting in the wings are the approved <a href="/buildings/kings-domain-southbank-68-dorcas-street-southbank">68-70 Dorcas Street</a>, <a href="/buildings/the-evermore-southbank-58-66-dorcas-street-southbank">58-66 Dorcas Street</a> and potentially 25-27 Coventry Street which between them would pump a further 1000 apartments into the tail end of Southbank.
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Air rights, share rights: 25-27 Coventry Street, Southbank

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Haig Street continues to prove popular with developers, with the latest application in the area seeking permission for a substantial residential tower against the West Gate Freeway. Sunvale Development is behind the proposal which would see a 170 metre structure replace what is for the most an open air car park.

Perhaps in a sign that Sunvale Development intends to proceed with the project should planning approval be gained, construction firm Built has been nominated within the planning documents as an early project team member.

<h2>65-71 Haig Street, Southbank 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/image119.jpg" rel="gallery-all" title="65-71 Haig Street, Southbank. Image © Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="883" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image119.jpg?itok=fSYPkGAH" title="65-71 Haig Street, Southbank. Image © Fender Katsalidis" width="580"></a>

<figcaption>65-71 Haig Street, Southbank. Image © Fender Katsalidis</figcaption></figure><ul>
<li>Lodged October 2014, updated February 2015</li>
	<li>Current site use: double storey commercial building and vacant at grade car park</li>
	<li>Proposed 55 storey tower @ 169.2m</li>
	<li>361 apartments: 134*1BR, 227*2BR</li>
	<li>376sqm resident common area atop the podium</li>
	<li>118sqm retail space fronting Haig Street</li>
	<li>93 car park allocation via stackers plus 268 bicycle spaces</li>
	<li>GFA: 32,262.7sqm</li>
</ul>
<h2>On the design</h2>

<blockquote>
The design of the proposed development has evolved through an iterative process and responds to the opportunities and constrains identified through investigation of site, urban context and planning context. The development supports and shares the objectives identified in the Southbank Structure Plan 2010 in shaping the suburb with attractive, connected and livable places.

The tower form has been sculpted to appear as a slender form - in particular when viewed from along the West Gate Freeway. The proposed tower height is set at 169.2 metres which is comparable to the heights of neighbouring proposed and approved buildings.
<cite>Fender Katsalidis - Urban Context Report</cite>
</blockquote>

<h2>Apartment breakdown</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/image123.jpg" rel="gallery-all" title="Saddle back apartment layouts. Image © Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="290" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image123.jpg?itok=fl1pH3t_" title="Saddle back apartment layouts. Image © Fender Katsalidis" width="580"></a>

<figcaption>Saddle back apartment layouts. Image © Fender Katsalidis</figcaption></figure>Split between one and two bedroom apartment options, 65-71 Haig Street's living areas begin within the podium where they provide an active frontage to Haig Street. Beyond the podium a mostly generic floor plan is employed which sees a typical floor carry 5 two bedroom and 2 one bedroom apartments, with balconies designed into a solitary two bedroom dwelling.

According to planning documents the 134 single bedroom apartments sum to 6,334.4sqm which equates to an average area of 47.3sqm per apartment. With a total of 14,917.6sqm between all dual bedroom dwellings, the average sees 65.7sqm allocated to each dual bedroom apartment within the proposal.

<h2>Up against it</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/image122.jpg" rel="gallery-all" title="65-71 Haig Street and surrounding developments. Image © Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="290" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image122.jpg?itok=6zMoFvo6" title="65-71 Haig Street and surrounding developments. Image © Fender Katsalidis" width="580"></a>

<figcaption>65-71 Haig Street and surrounding developments. Image © Fender Katsalidis</figcaption></figure>65-71 Haig Street is not alone in seeking a piece of the Southbank apartment sector with three projects in the immediate vicinity also yet to be realised. <a href="/news/334-344-city-road-revised-in-order-to-address-planning-concerns">334-344 City Road </a>at 190 metres is the tallest proposal in the Haig Street pocket and also fronts the West Gate Freeway, while <a href="/news/57-haig-street-seeks-extra-height">57 Haig Street</a> is also at planning. A forthcoming Meydan Group project, 57 Haig Street has been resubmitted in order to increase in height to 155 metres.

Yet to be seen is 61-63 Haig Street which in the Fender Katsalidis Urban Context Report is listed as approved. <a href="http://www.smh.com.au/business/property/southbank-site-sold-for-75m-20140624-3ar6q">Reportedly</a> bought by Melbourne-based Blue Earth Group during 2014, the only imagery for the 865sqm site looks to be <a href="http://chtarchitects.com.au/projects-3/multiresidential/haig-street-southbank/">CHT's proposal</a> for a Haig Street residential tower, although this is not a firm indicator of the project. Regardless a distance of 10 metres is shown to separate 61-63 Haig Street 65-71 Haig Street's apartments.

<h2>Comment</h2>

65-71 Haig Street conjures parallels to New York's United Nations Headquarters by way of sheer precast elements running the height of the tower. Some will consider this strong design while others will think it altogether very simple… or worse.

One can only assume Fender Katsalidis have designed the above proposal to meet the brief delivered by the developer; for a firm with such a rich history in producing exceptional design outcomes 65-71 Haig Street is run-of-the-mill.

<h2>65-71 Haig Street, Southbank development team</h2>

<ul>
<li>Developer: Sunvale Development</li>
	<li>Development manager: Loi Projects</li>
	<li>Architect: Fender Katsalidis Architects</li>
	<li>Early contractor: Built</li>
	<li>ESD &amp; Building Services: Cundall</li>
	<li>Planning: URBIS</li>
	<li>Structural Engineer: 4D Workshop</li>
	<li>Traffic Engineering: Traffix Group</li>
	<li>Waste Management: Leigh Design</li>
	<li>Wind Assessment: MEL Consultants</li>
</ul>
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