<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.</p>

<p>Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.</p>

<p>"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.</p>

<p>"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."</p>

<p><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" /></p>

<p>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.</p>

<p>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.</p>

<p>Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.</p>

<p>"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.</p>

<p>"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."</p>

<p>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.</p>

<p>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>.</p>


Joel Robinson

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

<p data-end="315" data-start="85">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.</p>

<p data-end="499" data-start="317">The project, to be known as <strong data-end="376" data-start="345">Capella Residences Brisbane</strong>, is being delivered by Verso Projects at the landmark Kangaroo Point riverfront estate, with completion targeted for 2029.</p>

<p data-end="899" data-start="501">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.</p>

<p data-end="1154" data-start="901">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.</p>

<p data-end="1387" data-start="1156">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.</p>

<p data-end="1387" data-start="1156"><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" /></p>

<p data-end="1611" data-start="1389">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.</p>

<p data-end="1823" data-start="1613">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.</p>

<p data-end="2042" data-start="1825">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.</p>

<p data-end="2177" data-start="2044">The heritage Postal Depot Building will also be retained and repurposed as a guest house, in line with the revised development plans.</p>

<p data-end="2420" data-start="2179">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.</p>

<p data-end="2724" data-start="2422">"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.</p>

<p data-end="2858" data-start="2726">"The project will celebrate excellence in sub-tropical residential design, setting a new benchmark for vertical living in Brisbane."</p>

<p data-end="3130" data-start="2860">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.</p>

<p data-end="3415" data-start="3132">"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.</p>

<p data-end="3658" data-start="3417">"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."</p>

<p data-end="3820" data-start="3660">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.</p>

<p data-end="3961" data-start="3822">"Brisbane is a city on the cusp of something remarkable, and Capella Residences is our commitment to being part of that story," Fasel said.</p>

<p data-end="4083" data-start="3963">"The Capella residential experience is more than luxury. It is about a sense of belonging to a place with deep meaning."</p>

<p data-end="4227" data-start="4085">Private appointments have now opened for the project, with a display suite expected to open in late 2026 ahead of the planned 2029 completion.</p>


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

<p>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.</p>

<p>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.</p>

<p><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" /></p>

<p><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.</p>

<p>"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.</p>

<p>"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.</p>

<p>"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."</p>

<p><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" /></p>

<p>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.</p>

<p>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.</p>

<p>"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.</p>

<p>"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."</p>

<p>Humphreys said it was encouraging to see developers recognising the growing demand from first home buyers.</p>

<p>"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.</p>

<p>"It's fantastic to see a developer recognise this and then actively take measures to deliver an apartment with us in mind."</p>

<p>Solis is the first development planned within the second stage of the Harbour Shores masterplan, with early works expected to commence in September 2026.</p>

<p>[smartcode_project_cta:default project_id=113271]</p>


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

<p>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></p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=108800 project_image_fid=370093]</p>

<p>Abadeen Executive Chairman and Founder Justin Brown said buyer activity lifted noticeably in the lead-up to the end of the financial year.</p>

<p>"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.</p>

<p>"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."</p>

<p>Brown says the&nbsp;response to Park Residences following completion has been particularly strong.</p>

<p>"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.</p>

<p>"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."</p>

<p>[smartcode_project:default project_id=114246 project_image_fid=370116]</p>

<p>Abadeen CEO Joe Tack said quality continued to differentiate projects in the current market.</p>

<p>"Today's buyers are incredibly discerning," Tack said.</p>

<p>"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.</p>

<p>"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."</p>

<p>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.</p>


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

<p>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</p>

<p>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;</p>

<p>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;</p>

<p><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.</p>

<p>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.</p>

<p>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.</p>

<p>“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.</p>

<p>"It will bring the vibrancy of places like Barangaroo and Darling Quarter into a more accessible, central destination at the very heart of Sydney."</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134477 project_image_fid=374401]</p>

<p>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;</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>Metrics Managing Partner and Group CEO Andrew Lockhart said Castlereagh Place is a landmark project that will redefine Sydney’s skyline.</p>

<p>"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.”</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134477 project_image_fid=374402]</p>

<p>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.</p>

<p>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.</p>

<p>&nbsp;</p>

<p>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.</p>

<p>"Castlereagh Place is a city-making project of significant scale and ambition," said Richard Francis-Jones, Design Director at fjcstudio.</p>

<p>"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.</p>

<p>“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.”</p>

<p>Demolition and early construction works have commenced onsite at Castlereagh Place.</p>

<p>[smartcode_project_cta:default project_id=134477]</p>


Billbergia, Metrics, approved for $3.5 billion Sydney skyscrapers

Planning applications

<html><body>
<p>Separate developers with adjoining sites have joined forces to lodge dual planning applications which seek to add 342 new apartments into South Melbourne, whilst also delivering a healthy amount of street level activation. In a sign that Lintime Pty Ltd and Round Bay Pty Ltd have aligned their efforts, both applications were lodged simultaneously during September 2014.</p>

<p>Further, both prospective towers carry the same project team headed by architecture practice Elenberg Fraser, where successful elements from recent designs look to be present in both 28-32 Albert Road and 13-21 Palmerston Crescent. Features for both proposals are outlined below.</p>

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%">
<thead><tr>
<th>28-32 Albert Road (Lintime PTY LTD)</th>
			<th>13-21 Palmerston Crescent (Round Bay PTY LTD)</th>
		</tr></thead>
<tbody>
<tr>
<td>Currently a five level commercial block</td>
			<td>Current multi-level car park</td>
		</tr>
<tr>
<td>Submitted September 2014</td>
			<td>Submitted September 2014</td>
		</tr>
<tr>
<td>19 levels at 65 metres</td>
			<td>19 levels at 65 metres</td>
		</tr>
<tr>
<td>GFA: 12,829sqm</td>
			<td>GFA: 23,326sqm</td>
		</tr>
<tr>
<td>146 apartments (78*1 + 68*2)</td>
			<td>196 apartments (80*1 + 116*2)</td>
		</tr>
<tr>
<td>128 car spaces &amp; 51 bicycle bays</td>
			<td>256 car spaces &amp; 269 bicycle bays</td>
		</tr>
<tr>
<td>Two cafe/food outlets at ground level</td>
			<td>Gym, shop and cafe/food at ground level</td>
		</tr>
<tr>
<td>Rooftop communal facilities</td>
			<td> </td>
		</tr>
</tbody>
</table>
<h2>Up close and personal</h2>

<p><iframe frameborder="0" height="450" src="https://www.google.com/maps/embed?pb=!1m14!1m8!1m3!1d3967.6483847031477!2d144.97125699999998!3d-37.83357!3m2!1i1024!2i768!4f13.1!3m3!1m2!1s0x6ad642a81a486a9b%3A0x95f5f6c71a8b1e60!2s32%2F28-32+Albert+Rd%2C+South+Melbourne+VIC+3205!5e1!3m2!1sen!2sau!4v1422746677516" style="border:0" width="100%"></iframe></p>

<p>The Google aerial perspective above provides context as to site orientation and the immediacy that both sites maintain, which essentially are only separated by a service laneway. South-facing 28-32 Albert Road sits on approximately half the site area of 13-21 Palmerston Crescent and is nestled against the recently completed 28 level Albert Tower.</p>

<p>Conversely 13-21 Palmerston Crescent carries 1,722sqm of site area and with nearly double the Gross Floor Area of 28-32 Albert Road has a larger number of apartments included. This is evidenced by the number of different apartment types offered in each project, where 28-32 Albert Road holds eight types to 13-21 Palmerston Crescent's 16; all of which are variations of one or two bedroom dwellings.</p>

<h2>Common passage</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/image24.jpg" rel="gallery-all" title="28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="310" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image24.jpg?itok=rH2i9auC" title="28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser" width="580"></a>

<figcaption>28-32 Albert Road and ground floor plan for 13-21 Palmeston Crescent. Image courtesy elenberg Fraser</figcaption></figure><p>Key to both parties collaboration is the delivery of a seamless mid block pedestrian thoroughfare running the eastern boundary of both sites. As outlined within the planning documents, this enhancement to the public realm and implementation of a key planning policy is only made possible by both parties working in unison.</p>

<p>Four food and drink outlets, one retail space, a gym and separate residential lounges will front the pedestrian thoroughfare which is topped with a glazed canopy, whilst services and vehicle entry points for both proposals will be pushed to the western boundaries. Key to the northern portion of the thoroughfare is a green vertical wall consisting of pre grown native plant panels embedded with glass features and serviced by a hydroponic watering system drawing upon captured runoff water.</p>

<p>The provision of artworks and a rain garden fronting Palmerston Crescent will round out the street level amenity.</p>

<h2>External expression and privacy</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_2961.jpg" rel="gallery-all" title="13-21 Palmerston Crescent with fritted facade. Image courtesy elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_2961.jpg?itok=HE4qKt4D" title="13-21 Palmerston Crescent with fritted facade. Image courtesy elenberg Fraser" width="580"></a>

<figcaption>13-21 Palmerston Crescent with fritted facade. Image courtesy Elenberg Fraser</figcaption></figure><p>The elliptical form of 28-32 Albert Road will be dominated by a green/bronze glazing and punctuated by dark perforated steel panels and anodised aluminium. Conversely 13-21 Palmeston Crescent (seen above) will for the most carry pinkish gold, light bronze and bronze glazing as described within the materials schedule.</p>

<p>Elenberg Fraser have described the undulating 13-21 Palmeston Crescent as having taken its lead from natural rock formations which have been carved and manipulated bu the natural flow of water. The fluid design does hold an important feature; graded ceramic frit facing the neighbouring 28-32 Albert Road which will serve as a privacy screen between both developments.</p>

<p>City of Port Phillip have requested further information for both projects, with a planning decision likely mid to late 2015.</p>

<h2>South Melbourne project team</h2>

<ul>
<li>Architect: Elenberg Fraser</li>
	<li>Town Planner: Planning &amp; Property Partners Pty Ltd</li>
	<li>ESD: GIW</li>
	<li>Building Surveyor: Gardener Group</li>
	<li>Traffic: Traffic Group</li>
	<li>Waste: Leigh Design</li>
	<li>Services: ADP Consulting</li>
	<li>Landscape Consultant: 360</li>
	<li>Wind Consultant: Vipac</li>
	<li>Land Surveyor: SMEC Consultant Group</li>
</ul>
</body></html>

silvermb

Planning for a South Melbourne double dose?

<html><body>
<p>The Latin expression 'De Novo' is generally understood to mean 'a new beginning' or 'starting afresh' and while not the name of the proposed development at 14-16 The Esplanade, it's quite an apt description as it ushers in a new era for the highly recognisable bayside site. The four-star Novotel St Kilda situated over 5,800sqm is subject to a current planning application which would do away with the predominantly precast structure in favour of hundreds of dwellings.</p>

<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/14-16_the_espy.jpg" rel="gallery-all" title="View from The Esplanade. © Metier3"><img alt="" class="image-article-full-width-580px" height="255" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/14-16_the_espy.jpg?itok=EiYkv1B8" title="View from The Esplanade. © Metier3" width="580"></a>

<figcaption>View from The Esplanade. © Metier3</figcaption></figure><p>Designed by local firm <a href="http://www.metier3.com.au/">Metier3</a>, the 7-storey, 300 apartment development marks Sydney firm <a href="http://www.baranagroup.com.au/">Barana Group'</a>s first foray into the Melbourne residential market given they own the existing hotel. According to a 2014 <em>AFR article</em> Novotel will likely continue to operate for some years yet due to Accor's existing management agreement, so the development is very much a long term prospect.</p>

<p>Regardless a planning application has been lodged with City of Port Phillip with plans available for public perusal over the new year period.</p>

<h2>14-16 The Esplanade</h2>

<ul>
<li>Project value: $55 million</li>
	<li>300 apartments in a converted and expanded existing structure</li>
	<li>166 * 1BR, 71 * 2BR, 31 * 3BR, 32 * townhouse</li>
	<li>Two Buildings to RL 27.2 metres in height</li>
	<li>352 car spaces, 30 motor bike spaces and 145 bicycle spaces across three levels of basement parking</li>
	<li>Swimming pool, gym, spa and associated facilities at basement level</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/plan_level_1.png" rel="gallery-all" title="14-16 The Esplanade Level 1 Plan. © Metier3"><img alt="" class="image-article-full-width-580px" height="605" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/plan_level_1.png?itok=aOI7vN7k" title="14-16 The Esplanade Level 1 Plan. © Metier3" width="580"></a>

<figcaption>14-16 The Esplanade Level 1 Plan. © Metier3</figcaption></figure><h2>Alfred Square</h2>

<p>A key consideration of the proposal is its response to the objectives and strategies of the St Kilda Foreshore Urban Design Framework (2003) with regard to improving the public realm. 14-16 The Esplanade's proposed development would see engagement with Upper Esplanade and Alfred Square, outlined in the following ways:</p>

<ul>
<li>Improve the Alfred Square edge to Upper Esplanade to make the square more accessible and inviting to enter from the street;</li>
	<li>Prepare a landscape plan for Alfred Square that recognises the role of the square as a ceremonial, commemorative and contemplative space and traditional viewing place;</li>
	<li>Address the conservation of heritage fabric, augmentation of the formal design, enhancement of interpretive values and views, improvements to amenity, provision of additional, coordinated seating and shelter, and replacement of aging surface materials of Alfred Square.</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/urban_design_strategy.png" rel="gallery-all" title="Strategy for Alfred Square. © Metier3"><img alt="" class="image-article-full-width-580px" height="451" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/urban_design_strategy.png?itok=gm07c6G_" title="Strategy for Alfred Square. © Metier3" width="580"></a>

<figcaption>Strategy for Alfred Square. © Metier3</figcaption></figure><h2>Site history</h2>

<p>The site has seen a numerous entertainment-based uses over the course of almost a century with the first building to open on the site being the Wattle Path Dance Saloon and Café. It later played host to Melbourne's most famous ice skating rink, St Moritz between 1939 and 1981, becoming enormously popular during the war years and accommodating up to 2,000 people on its 1,850sqm ice rink.</p>

<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/stmoritz_1.jpg" rel="gallery-all" title="St Moritz Ice Rink, St Kilda. © City of Port Phillip"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/stmoritz_1.jpg?itok=lK1_ITYr" title="St Moritz Ice Rink, St Kilda. © City of Port Phillip" width="580"></a>

<figcaption>St Moritz Ice Rink, St Kilda. © City of Port Phillip</figcaption></figure><p>Following its closure the complex succumbed to fire during 1984, which is not unusual for buildings in St Kilda...or so it would seem. The St Moritz Bar at Medibank IceHouse in is named in honour of the famous rink. The St Moritz hotel was then developed onsite during the early 1990's before being renamed as Novotel ­Bayside upon Accor taking over the venue, only to assume the current Novotel Melbourne, St Kilda thereafter.</p>

<h2>Comment</h2>

<p>The proposal seeks to create a stronger edge and definition to Alfred Square and The Esplanade by occupying the full extent of the site. There exists the risk that the development will read as a great big wall, due to the articulation of the form and consistent height of both buildings. Further division of the proposals form via the introduction of a north-south site link, thus creating three buildings, would provide some variation to the height of each building and go some way to alleviating the potential perception of uniform bulk.</p>

<p>Additionally while the three buildings could be treated as a 'family' with a variation of the modular facade, a shared DNA that while similar offers a point of difference for each building.</p>

<p>Overall the proposal breathes new life into a site that while prominent does not fulfill its true potential as a cornerstone of the St Kilda foreshore. It will certainly be interesting to see how the greater community responds to the development plans, could it be another St Kilda Triangle episode?</p>

<h2>Project team</h2>

<ul>
<li>Developer: Barana Group</li>
	<li>Architects: Metier3</li>
	<li>​Town Planning: Message Consultants​</li>
	<li>Traffic: Cardno</li>
	<li>ESD: JBA</li>
	<li>Landscaping: Papworth Design</li>
	<li>Waste: Leigh Design</li>
	<li>Land sales agent: Mark Wizel, CBRE</li>
</ul>
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Laurence Dragomir

A new beginning for St Kilda's Novotel?

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<p>Proponents of a Haig Street, Southbank development site which holds approval for a residential tower have gone back to planning in order to gain an additional eight floors of residential living for the project. Unlike the recent trend of upsizing residential towers for the sake of adding additional apartments/yield to a project, 57 Haig Street will decrease in overall apartment numbers albeit by one.</p>

<p>Developer Meydan Group now controls the 1,093sqm site and according to the revised Urbis planning report have sought to reconfigure the tower in order "To achieve their vision for the site." One might assume the experienced developer has considered a redesign an optimal outcome in order to increase the sellability of apartments within 57 Haig Street.</p>

<p>Changes between the 2012 version which found approval during 2014 and the current 57 Haig Street proposal are listed below:</p>

<table border="1" cellpadding="1" cellspacing="1">
<caption>57 Haig Street: changes between 2012 and 2015 planning applications</caption>
    <thead><tr>
<th>2012</th>
            <th>Current</th>
        </tr></thead>
<tbody>
<tr>
<td>Height: 122m</td>
            <td>Height: 155.7</td>
        </tr>
<tr>
<td>39 levels</td>
            <td>47 levels</td>
        </tr>
<tr>
<td>249 apartments</td>
            <td>248 apartments</td>
        </tr>
<tr>
<td>144 x 1 bedroom, 105 x 2 bedroom</td>
            <td>128 x 1 bedroom, 120 x 2 bedroom</td>
        </tr>
<tr>
<td>Car parking: 173</td>
            <td>Car parking: 171</td>
        </tr>
<tr>
<td>Bicycle bays: 52</td>
            <td>Bicycle bays: 165</td>
        </tr>
<tr>
<td>Commercial floor area: 168.48sqm</td>
            <td>Commercial floor area: 221.07sqm</td>
        </tr>
<tr>
<td>GFA: 25,710.98sqm</td>
            <td>GFA: 28,332.52sqm</td>
        </tr>
</tbody>
</table>
<p>Urban planning firm Urbis asserts via the project town planning submission that the revised proposal meets the policy objectives of the Melbourne Planning Scheme while also contributing positively to the evolving built form character of the area. Key to the redesigned tower is an increase in internal apartment amenity and enhanced communal areas plus the incorporation of a north-south pedestrian link between Haig Street and Blakeney Place.</p>

<p>The podium will rise to 30.95 metres as the previous basement parking levels has been deleted in favour of additional above ground facilities while setbacks of 10 metres to the existing Clarendon Towers complex, 8 metres to the proposed 334-344 City Road and 5 metres to the south-western property boundary are incorporated.</p>

<h2>Design proposal</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/image302.jpg" rel="gallery-all" title="A redesigned 57 Haig Street. Images courtesy Bruce Henderson"><img alt="" class="image-article-full-width-580px" height="486" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image302.jpg?itok=VHSeZsCh" title="A redesigned 57 Haig Street. Images courtesy Bruce Henderson" width="580"></a>

<figcaption>A redesigned 57 Haig Street. Images courtesy Bruce Henderson</figcaption></figure><blockquote>
<p>The building is broken into two opposing architectural expressions, the Podium &amp; Tower forms. The Podium seeks to create a heavier grounded base to the building, while the Tower is of a lighter expression with greater level of visual interest, due to the understanding that the Podium will typically be viewed from a closer vantage point and finer detail such as glass treatments, wall joints etc will be easily read and create the interest in the facade.</p>

<p>While the Tower will typically be viewed from a greater distance where the overall pattern of the facade treatment will make up the architectural expression. The overall building language is then tied together through the regular height within the horizontal pattern created by the various treatments up the extent of the building both in the Podium and the pattern to the Tower.</p>
<cite>Bruce Henderson - design response report</cite>
</blockquote>

<h2>Capitalising on a changing landscape</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/image301.jpg" rel="gallery-all" title="Adjacent developments to 57 Haig Street. Images courtesy Bruce Henderson"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image301.jpg?itok=3NVlSbPL" title="Adjacent developments to 57 Haig Street. Images courtesy Bruce Henderson" width="580"></a>

<figcaption>Adjacent developments to 57 Haig Street. Images courtesy Bruce Henderson</figcaption></figure><p>City of Melbourne's report on the initial proposal states a preferred height limit of 100 metres exists for the immediate area, but can be set aside under certain urban design parameters including providing an appropriate height transition to development in adjoining areas to the south, west and east. </p>

<p>When placed into the current context, 57 Haig Street looks somewhat insignificant next to the hulking <a href="/new-apartments/madison-grand-334-city-road-southbank">334-344 City Road</a> at 270 metres in height. Theoretically remove 334-344 City Road (which has yet to reach a planning decision) and the height of approved neighbouring schemes ranging from 308 City Road to <a href="/new-apartments/400-430-city-road-southbank">400-430 City Road</a> would be quite similar.</p>

<p>The image above adequately demonstrates the progression of height and density in recent years where the existing grey structures of between 70-100 metres represents the initial residential forays into this pocket of Southbank. 57 Haig Street seeks to insert itself in a new band of towers around the 140 metre mark while 334-344 City Road would further yet redefine the landscape.</p>
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57 Haig Street seeks extra height

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<p>One of 2014's largest planning applications has had its turn before the Future Melbourne (Planning) Committee, with the associated report on the intended mixed-use tower raising a number of concerns.</p>

<p>Championed by Singaporean tycoon Koh Wee Meng via his property development arm <a href="/developers/fragrance-group">Fragrance Group</a>, the tower seeks to stand at 284 metres above Spencer Street on what was/is the Savoy Tavern. Having paid $44.5 million for the site during June, Fragrance Group submitted initial plans during August, with a refined amendment put forward during September 2014 in response to a request for further information sought by State body DPTLI.</p>

<h2>134-160 Spencer Street, Melbourne 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/image21aa.jpg" rel="gallery-all" title="Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="509" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image21aa.jpg?itok=tA7QWzl8" title="Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser" width="580"></a>

<figcaption>Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser</figcaption></figure><ul>
<li>134-160 Spencer Street joins <a href="/developments/melbourne-vic-3000">555 Collins Street</a> as Fragrance Group's <a href="/new-apartments/melbourne-vic">Melbourne projects</a>.</li>
	<li>Architect: <a href="/architects/fraser-partners-0">Elenberg Fraser</a>.</li>
	<li>Current 1,833sqm site use: Savoy Tavern bar/kitchen/pub.</li>
	<li>Revised application submitted September 2014.</li>
	<li>Proposed: 89 level residential tower at 284 metres to roof.</li>
	<li>990 apartments and 280 hotel suites.</li>
	<li>Likely hotel operator: Parc Sovereign.</li>
	<li>10 retail spaces between 35sqm and 47sqm.</li>
	<li>​Basement catering for 164 car parking spaces and 229 bicycles.</li>
	<li>GFA: 90,739 sq.m.</li>
</ul>
<h2>Shake, rattle and roll</h2>

<p>While the top and bottom form of <a href="/buildings/premier-tower-134-160-spencer-street-melbourne">134-160 Spencer Street's tower</a> component remains constant, the indicative floor plan below demonstrates the sizeable floor plate shift designed into the midriff. Beyond level 15 to 85 floor plates slink every second level, essentially producing 35 separate, undulating floor plates which from a distance creates a sensuous form.</p>

<p>General arrangements sees the hotel component located over floors 6 to 15 with 28 suites over each floor ranging between 20sqm and 39sqm. Perhaps the limited size of the hotel suites points toward affordable hotel chain Parc Sovereign expanding into Melbourne; a brand also <a href="http://www.forbes.com/sites/forbesasia/2014/07/23/property-developer-koh-wee-meng-seek-terrain-in-australia/">controlled by Koh Wee Meng</a>.</p>

<p>Level 5 will host indoor/outdoor communal facilities with strata offices, a restaurant, conference centre and function room plus fitness centre and gymnasium located through the podium. Level 87 will also carry residential recreation facilities. The balance of the tower is dedicated to the 990 apartments of one, two and three bedrooms. For the lucky few, the top floor of residential living at level 86 will carry a majority of one bedroom apartments, allowing for impeccable views without the penthouse price.</p>

<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/image23aa.jpg" rel="gallery-all" title="Expected level 86 floor plan. Image courtesy Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="373" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image23aa.jpg?itok=TJ01loSr" title="Expected level 86 floor plan. Image courtesy Elenberg Fraser" width="580"></a>

<figcaption>Expected level 86 floor plan. Image courtesy Elenberg Fraser</figcaption></figure><h2>A question of height</h2>

<p>As mentioned a handful of concerns were raised, generally regarding matters surrounding access and vehicle parking. While the report to Future Melbourne considered these issues rectifiable, a more pressing concern regarding height has been raised:</p>

<blockquote>
<p>The shadow diagrams submitted with the application indicate that the proposed building will overshadow Batman Park and the north bank of the Yarra. Buildings to the north of this park are generally modelled to ensure that shadows cast do not extend within 15 m of the north bank of the river between 11.00 am and 2.00 pm on 22 June. This being the case, the height of the building is considered excessive and will detract from or diminish the leisure and recreational purpose of Batman Park and Northbank promenade.</p>

<p>A condition is therefore recommended requiring the height of the building to be reduced so that there is no additional overshadowing of the Northbank Promenade by the proposed building. This might equate to a reduction of approximately 11 levels.</p>
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image22aa.jpg" rel="gallery-all" title="The expected shadow as seen within the Future Melbourne report"><img alt="" class="image-article-full-width-580px" height="636" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image22aa.jpg?itok=Vljt9eJ7" title="The expected shadow as seen within the Future Melbourne report" width="580"></a>

<figcaption>The expected shadow as seen within the Future Melbourne report</figcaption></figure><h2>Comment</h2>

<p>134-160 Spencer Street along with a handful of other key large-scale projects within inner Melbourne will act as a litmus test of sorts for the new State Government with Richard Wynne (assuming full health) set to define his tenure with a number of key planning decisions early in the new year. Will 134-160 Spencer Street remain unchanged or will the the recommendations to the Future Melbourne (Planning) Committee be adopted at a state level which would see the tower essentially lopped to approximately 250 metres in height?</p>

<p>Much can be drawn from the eventual decision laid down by the State Government.</p>

<p>Machinations aside 134-160 Spencer Street is a true statement delivered by Elenberg Fraser worthy of such a prominent position with Melbourne's skyline. I'd be delighted if the design were to remain as is although I suspect the State Government will take a stance in line with that of City of Melbourne's recommendations for height reduction.</p>
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Future Melbourne and 134-160 Spencer Street

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<p>A Fishermans Bend planning application of heightened interest has passed through the planning process in recent months, with the pending decision eagerly anticipated by City of Port Phillip in particular. Voicing concerns that the project if approved as is would establish a precedent for other buildings to exceed the preferred yet non binding height limit for the land parcel, City of Port Phillip have requested that the Metropolitan Planning Authority impose a number of conditions upon the development.</p>

<h2>171-183 Ferrars 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/image68_0.jpg" rel="gallery-all" title="171-183 Ferrars Street hero perspective. Image courtesy DCM"><img alt="" class="image-article-full-width-580px" height="917" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image68_0.jpg?itok=MLX0-oAL" title="171-183 Ferrars Street hero perspective. Image courtesy DCM" width="580"></a>

<figcaption>171-183 Ferrars Street hero perspective. Image courtesy DCM</figcaption></figure><ul>
<li>Current site use: dual level office complex.</li>
    <li>Developer: Portal.</li>
    <li>Architect: Denton Corker Marshall.</li>
    <li>24 levels at 82.5 metres in height.</li>
    <li>122 apartments.</li>
    <li>42 car spaces, one motorcycle space and 39 bicycle spaces.</li>
    <li>Pedestrian link, restaurant and bar over ground level layout.</li>
    <li>Through link bridge to light rail platform.</li>
</ul>
<h2>City of Port Phillip says</h2>

<p>City of Port Phillip released a media statement late November regarding the proposal, excerpts of which are seen below.</p>

<blockquote>
<p>Port Phillip Council will ask the Metropolitan Planning Authority to reduce the height of a planned tower near the proposed Ferrars Street primary school in South Melbourne to avoid setting a concerning precedent. Councillors decided at a Statutory Planning Committee Meeting last night to advise the MPA that the 24 storey building proposed by the developer was inconsistent with the 18-storey limit recommended in the State Government’s Strategic Framework Plan.</p>

<p>“This height is more than 30 per cent higher than the preferred building scale for this area and would set a precedent for other buildings to exceed 18-storeys,” Mayor Amanda Stevens said. “While the SFP provides discretion to exceed the maximum preferred height, Council believes new planning approvals should reflect the area and not detract from the liveability of this growing community.”</p>

<p>“Council is also concerned about the cumulative impact of this sort of density on the general character and congestion of the Fishermans Bend community.”</p>

<p><cite>City of Port Phillip media release</cite></p>
</blockquote>

<p>According to planning documents 171-183 Ferrars Street abuts a four storey (15m) preferred height precinct to the south, and is also opposite to an eight storey (27m) preferred height precinct. With non binding Framework Plan Design Guidelines recommending a tower of 18 levels or 60 metres and a school earmarked nearby on Ferrars Street, City of Port Phillip believe the current design would be out of context.</p>

<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/image69_0.jpg" rel="gallery-all" title="Railway Place through link.Image courtesy DCM"><img alt="" class="image-article-full-width-580px" height="699" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image69_0.jpg?itok=ODxWyt7k" title="Railway Place through link.Image courtesy DCM" width="580"></a>

<figcaption>Railway Place through link. Image courtesy DCM</figcaption></figure><h2>Victorian Design Review Panel response</h2>

<p>Denton Corker Marshall presented their scheme to the Victorian Design Review Panel during 2014 with the following text providing contrast to City of Port Phillip's stance.</p>

<blockquote>
<p>This proposal is for a rationally resolved building offering an elegant and appropriate design for the site. It establishes a benchmark for Fishermans Bend, given the clear commercial objectives of use, apartment amenity and approach to car parking are all carefully considered and offer enhancement of the standard podium/tower model.</p>

<p>We support the logic informing the resultant design quality of this proposal and anticipate it could be a building that contributes positively to the South Melbourne streetscape.</p>

<p>The proposed height of 23 storeys is above the 18 storey discretionary limit identified in the Framework Plan. Without clear direction on the nature and extent of discretionary height decisions, the additional 5 storeys was supported on the basis that it created a more slender and elegant building.</p>

<p>The idea of a link from Ferrars Street through the northern side of the ground floor is supported as an innovative proposal. The creation of a new street link through the continuation of Thistlethwaite Street to Railway Place is a positive contribution to the precinct.</p>
<cite>Geoffrey London, Victorian Government Architect</cite>
</blockquote>

<h2>As it stands</h2>

<p>City of Port Phillip have indicated in principle support for the project to deciding body the Metropolitan Planning Authority, although it will be subject to a number of stipulations should they get their way. Chief among these will be the reduction of height to 18 levels or 60 metres and that the first floor through link be deleted from the design.</p>

<p>As with many other proposals for Fishermans Bend awaiting an outcome, the Metropolitan Planning Authority is expected to deliver its verdict on 171-183 Ferrars Street, South Melbourne in the first quarter of 2015.</p>
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We say, they say > 171-183 Ferrars Street, South Melbourne

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<p>West Melbourne continues its upward trajectory with the subject of today's article the third intended project for Singaporean-backed World Class Land in Melbourne. <a href="/news/west-melbourne-the-new-southbank">Foreshadowed on Urban.com.au</a> during October, 385-405 King Street West Melbourne seeks to replace an existing office block with an Elenberg Fraser-designed apartment tower defined by its angular, fragmented facade.</p>

<p>One of a host of tall residential towers slated for West Melbourne, 385-405 King Street is perhaps the most high-profile in that it directly fronts Flagstaff Gardens; a point not lost upon the development team.</p>

<h2>385-405 King Street, West Melbourne 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/image49.jpg" rel="gallery-all" title="The site as is. Image courtesy Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="327" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image49.jpg?itok=WhsEyjnU" title="The site as is. Image courtesy Elenberg Fraser" width="580"></a>

<figcaption>The site as is. Image courtesy Elenberg Fraser</figcaption></figure><ul>
<li>Current 2,206sqm site use: 10 level/40 metre office building.</li>
	<li>Planning application submitted July 2014.</li>
	<li>Proposed: 23 level residential tower at 73.3 metres.</li>
	<li>​Total GFA 32,910sqm.</li>
	<li>​392 apartments: 190*1BR / 184*2BR / 3*3BR / 8*Penthouse apartments.</li>
	<li>Four retail tenancies totaling 904sqm facing King and Jeffcott streets.</li>
	<li>​Basement catering for 95 car parking spaces and 246 bicycles.</li>
	<li>Rooftop terrace.</li>
</ul>
<h2>Elenberg Fraser design statement</h2>

<blockquote>
<p>Flagstaff Hill is celebrated as an everchanging historical monument. The history of the hill is described in the Flagstaff Gardens Masterplan as a landscape with layers of fragmented patterns.</p>

<p>The extensive tree canopies throughout the gardens create an ethereal atmosphere; the constantly changing, intangible qualities of dappled light are expressed in the proposed design through the faceted façade. The appearance of the building constantly changes depending on the position of the viewer. The faceted parts of the façade offer fragmented reflections of the park, sky and surrounding cityscape.</p>

<p>The Modernist and High Victorian architectural styles of the surrounding buildings are a record of Melbourne’s architectural and social development. The proposed development aims to carry on the built legacy of these urban artefacts by reinterpreting these styles in a new and contemporary architecture born of the immediate area.</p>
<cite>Elenberg Fraser, Urban Context Report</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/image48_0.jpg" rel="gallery-all" title="Artist's impression of the tower in situ. Image courtesy Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="347" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image48_0.jpg?itok=xzCujoI2" title="Artist's impression of the tower in situ. Image courtesy Elenberg Fraser" width="580"></a>

<figcaption>Artist's impression of the tower in situ. Image courtesy Elenberg Fraser</figcaption></figure><p>While the tower's massing is designed to achieve an outcome consistent with applicable building controls, 385-405 King Street's exterior is the major design draw card. Consisting primarily of silver glazing with bronze and clear glazing for highlights, the facade is expected to be highly reflective.</p>

<p>In this way the tower will essentially appear as predominantly blue or green in capturing the sky or Flagstaff Gardens over the diagonally articulated facade.</p>

<p>18 separate apartment type are included within the proposed tower, distributed into apartments with one, two or three bedrooms, all with balconies. The smaller single bedroom apartments contain 40sqm of internal living space ranging up to 59sqm while two bedroom dwellings are in the 45sqm to 77sqm range.</p>

<p>Standard three bedroom apartments carry 88sqm of internal space while three bedroom penthouses are boosted to between 120sqm and 142sqm of internal area.</p>

<p>To service the 392 apartments, an amenities rooftop terrace has been included. Created by Jack Merlo Design, the core activities area will consist of a lounge, dining area, library, kitchen, additional lounge and theatrette. Flanking the central area will be dual lawn areas featuring expansive views, daybeds and landscaping highlighted by hanging Ornamental Grape vines.</p>

<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/image51.jpg" rel="gallery-all" title="Landscape format. Image courtesy Jack Merlo"><img alt="" class="image-article-full-width-580px" height="236" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image51.jpg?itok=aLUTm13f" title="Landscape format. Image courtesy Jack Merlo" width="580"></a>

<figcaption>Landscape format. Image courtesy Jack Merlo</figcaption></figure><p>Schedule 33 of the Design and Development Overlay requires any new development does not shadow Flagstaff Gardens during the September equinox between the hours of 11am and 2pm. This is achieved with a shadow cast over Flagstaff Gardens only late into the afternoon.</p>

<p>Submitted during July, 385-405 King Street has yet to appear on Future Melbourne's list of assessed projects and given the State election leading into the year's end, it's unlikely a final planning decision will be publicly revealed until the first quarter of 2015.</p>

<h2>385-405 King Street, West Melbourne development team</h2>

<ul>
<li>Developer: Aspial - World Class Land</li>
	<li>Architect: Elenberg Fraser</li>
	<li>Planning: Urbis</li>
	<li>Traffic Engineering: GTA Consultants</li>
	<li>Waste Management: Leigh Design</li>
	<li>Wind assessment: Mel Consultants</li>
	<li>ESD: ADP Consultants</li>
</ul>
</body></html>

Planning Application > 385-405 King Street, West Melbourne

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<p>185 Rosslyn Street West Melbourne is a prime 9,200sqm site which has been earmarked as a benchmark for development in the area, although which is currently offered for sale as a development site with the associated planning application attached. Currently before the State Government, the Australia Post-owned site has the potential to support a development which can revitalise the immediate precinct and provide key improvements to the public realm.</p>

<p>Designed by Rothelowman, the island site currently a two-three storey warehouse and at-grade car park, located within 400m of the CBD. With delivery expected over three stages, the development will ultimately comprise five buildings accommodating 501 residential units, 1,205sqm of retail space and 396 car parking spaces.</p>

<p>In addition to a northern public forecourt, north-south block access is included providing connectivity to a range of retail/commercial spaces within the site and beyond.​</p>

<h2>185 Rossyln Street 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/185_rosslyn_street_pic01.jpg" rel="gallery-all" title="185 Rosslyn Street streetscape. © Rothe Lowman"><img alt="" class="image-article-full-width-580px" height="224" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/185_rosslyn_street_pic01.jpg?itok=3JWS_tWt" title="185 Rosslyn Street streetscape. © Rothe Lowman" width="580"></a>

<figcaption>185 Rosslyn Street streetscape. © Rothelowman</figcaption></figure><ul>
<li>Current 9,200sqm site use: Australia Post call centre.</li>
	<li>Planning application lodged July 2014.</li>
	<li>Five buildings with the tallest at 18 levels.</li>
	<li>501 apartments: 246 1BR + 255 2BR.</li>
	<li>Total GFA: 55,802sqm.</li>
	<li>​1,205sqm retail space over eight tenancies.</li>
	<li>396 car parking spaces and a bike workshop.</li>
	<li>Site and associated planning application currently for sale.</li>
</ul>
<h2>Rothelowman statement</h2>

<blockquote>
<p>185 Rosslyn St is a community focused campus style residential development located within West Melbourne, at the edge of Melbourne’s CBD.</p>

<p>Our proposal for Rosslyn St consists of several buildings designed to open up a previously closed off inner urban block, and provides a variety of public spaces in additional to retail and commercial tenancies. The urban design strategy of our development has centred on the creation of a significant public piazza along Rosslyn Street which connects through to Dudley Street via a pedestrian link.</p>

<p>The apartment buildings follow a site-wide courtyard typology which allows for a large central space to be developed into communal facilities for the use of all residents. The taller built form has been transferred to the south west corner where it relates to the density of the Docklands and eGate precinct, with the building mass then gradually stepping down towards the heritage building to the south east corner of the site.</p>

<p>The various façade treatments seek to provide articulation and screening to the project, visibly, environmentally and acoustically.</p>

<p>A palette of high quality materials provides varied texture and subtle distinction in the expression of the main elevations and importantly focuses on controlling solar gain to aid in the sustainability of the development as a whole.</p>
<cite>Rothelowman</cite>
</blockquote>

<h2>Design principles</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/design_principles_diagram.jpg" rel="gallery-all" title="Design principles diagram. © Rothe Lowman"><img alt="" class="image-article-full-width-580px" height="206" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/design_principles_diagram.jpg?itok=rrt9nfMW" title="Design principles diagram. © Rothe Lowman" width="580"></a>

<figcaption>Design principles diagram. Image © Rothelowman</figcaption></figure><p>Rothelowman have favoured a courtyard - an almost 'donut' shaped arrangement - in their planning for the buildings onsite, after investigating and dismissing a more linear arrangement. Not only does this increase the overall apartment yield, but also results in greater separation between building forms while, improved amenity and views to all apartments with less south facing apartments.</p>

<p>Additionally this allows for greater flexibility in staging, while reducing the amount of overlooking from building to building and to neighbouring properties.</p>

<h2>Building massing and context</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/site_in_context.jpg" rel="gallery-all" title="185 Rosslyn Street massing in context. © Rothe Lowman"><img alt="" class="image-article-full-width-580px" height="364" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/site_in_context.jpg?itok=jWKtnIhS" title="185 Rosslyn Street massing in context. © Rothe Lowman" width="580"></a>

<figcaption>185 Rosslyn Street massing in context. © Rothe Lowman</figcaption></figure><p>Located within the evolving West Melbourne which is in part slated for urban renewal, 185 Rosslyn Street presents as a key nexus to E-Gate, Docklands, Melbourne's CBD and North Melbourne. The proposed development sits comfortably within its future context that is generally of a similar nature in height and scale, with the exception of 420 Spencer Street which at 131 metres will tower over all others in the area.</p>

<p>The taller massing is generally located to the south to allow for solar access to the common courtyard and a high degree of amenity to apartments. The 18-storey tower is located to the south-west to form the transition in height between West Melbourne and E-Gate.</p>

<p>Surrounding town planning approvals for residential development are highlighted above which includes 420 Spencer Street and the neighbouring 13 level <a href="/new-apartments/419-421-spencer-street-west-melbourne">Duo Apartments</a> which is currently under construction.</p>

<p>Response highlights:</p>

<ul>
<li>A courtyard typology achieves greatest distance between buildings whilst minimising overlooking. Minimum of 9m separation between all buildings.</li>
	<li>Podium street wall heights of four storeys, providing articulated and activated frontages and a clearly defined streetscape.</li>
	<li>Levels above podium have setback a minimum of 3m from boundary.</li>
	<li>4.5 metre setback from east to allow for future developments on adjacent site.</li>
	<li>Breaks in building mass allow visual separation, staging and access. Tallest building orientation and shape takes into consideration the effects of wind.</li>
</ul>
<h2>185 Rosslyn street application team</h2>

<ul>
<li>Proponent: Australia Post</li>
	<li>Architect: Rothelowman</li>
	<li>Landscape architect: Aspect Studios</li>
	<li>Planning Consultant: Urbis</li>
	<li>Structural Consultant: 4D Workshop</li>
	<li>Services Consultant: O'Neill Group</li>
	<li>Traffic Consultant: GTA Consultants</li>
	<li>Wind Consultant: Mel Consultants</li>
	<li>Waste Consultant: Leigh Design</li>
	<li>ESD Consultant: Ark Resources</li>
</ul>
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We deliver > Australia Post and 185 Rosslyn Street, West Melbourne

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<p>The first of what will eventually be many high-density planning applications is under assessment within Wirraway, one of four precincts that constitutes the Fishermans Bend Urban Renewal Area (FBURA). Lodged for assessment mid year, the planning application has surfaced and reveals a 12 level tower intent on defining itself as an early landmark within the area.</p>

<p>In close proximity to the West Gate Freeway, 101 Salmon Street is well west of any preceding planning applications within FBURA; for perspective the site in question is roughly three kilometres from Montague Precinct and even west of Princes Pier, making it a satellite proposal within the greater Fishermans Bend landscape.</p>

<h2>101 Salmon Street 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/image4_2.jpg" rel="gallery-all" title="101 Salmon Street. Image © CHT Architects"><img alt="" class="image-article-full-width-580px" height="273" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image4_2.jpg?itok=NdvNcb1M" title="101 Salmon Street. Image © CHT Architects" width="580"></a>

<figcaption>101 Salmon Street. Image © CHT Architects</figcaption></figure><ul>
<li>Current 3,287sqm site use: vacant.</li>
	<li>Planning application lodged June 2014.</li>
	<li>12 level tower at 37 metres.</li>
	<li>157 apartments.</li>
	<li>157 car parking spaces &amp; 82 bicycle bays (with bathroom and shower facilities).</li>
	<li>Commercial space of 720sqm and retail space of 269sqm.</li>
	<li>Communal garden space atop level 3 and 11.</li>
</ul>
<h2>​Apartment breakdown</h2>

<p>101 Salmon Street's podium contains a mixture of commercial space and apartments which serves to provide a wrap to the above ground car park. Beyond the podium the ensuing eight levels carry the balance of apartments with the tower component biased toward the western boundary of the site, allowing for the provision of communal terraces with easterly aspects toward the CBD and Southbank.</p>

<p>Of the 157 apartments expected, 38 are arranged in a 1-bedroom/1-bedroom + study. 51% or 81 apartments are 2-bedroom/2-bedroom plus study while 38 apartments are designed as 3-bedrooom dwellings. The latter accounts for 24% of intended stock which is somewhat higher than the norm.</p>

<h2>Design impetus</h2>

<blockquote>
<p>The aim of this architectural proposal is to contribute to the dialogue of expressive and innovative apartment architecture in Melbourne. The architecture is contemporary and will incorporate a high level of finishes.</p>

<p>An extensive process of architectural exploration was undertaken testing numerous options in order to develop an architecture that responds appropriately to the site.</p>
<cite>CHT Architects, Design Response Statement</cite>
</blockquote>

<p>Seen below are the selection of existing projects referenced in order to create 101 Salmon Street's distinctive facade. In creating the edifice CHT Architects have applied a repetitive geometric pattern which serves to break up the building mass and use, in that balconies become more difficult to distinguish.</p>

<p>As CHT Architects state within the submitted documents they have strived to create a building in seemingly constant change.</p>

<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/image7_1.jpg" rel="gallery-all" title="Facade design precedence. Image © CHT Architects"><img alt="" class="image-article-full-width-580px" height="371" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image7_1.jpg?itok=F7nwzHrH" title="Facade design precedence. Image © CHT Architects" width="580"></a>

<figcaption>Facade design precedence. Image © CHT Architects</figcaption></figure><h2>Comment: the tyranny of isolation</h2>

<p>The timing and location of 101 Salmon Street makes for fascinating machinations. Assuming approval is given and the project went ahead, would it as the only residential development in the area be provided with the necessary services and amenity crucial to making higher density living successful? The below aerial would suggest no.</p>

<p>A betting person might just suggest the site will be listed for sale down the track with planning approval in tow.</p>

<p>101 Salmon Street is also reminiscent of Docklands in its early stages where residential towers were appearing randomly in what was essentially an industrial wasteland. The Docklands story continues to unfold with the required density and communal services appearing to support incumbent residents, but given Fishermans Bend is a much more expansive area could a tower such as 101 Salmon Street appear on its lonesome?</p>

<p>It must be considered unlikely.</p>

<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/image1.jpg" rel="gallery-all" title="Aerial perspective of 101 Salmon Street. Image courtesy CHT Architects"><img alt="" class="image-article-full-width-580px" height="382" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image1.jpg?itok=44vSee5i" title="Aerial perspective of 101 Salmon Street. Image courtesy CHT Architects" width="580"></a>

<figcaption>Aerial perspective of 101 Salmon Street. Image courtesy CHT Architects</figcaption></figure><h2>101 Salmon Street application team</h2>

<ul>
<li>Developer: Cainridge Pty Ltd</li>
	<li>Planning and Landscape: Tract Consultants</li>
	<li>Architect: CHT Architects</li>
	<li>Waste: Leigh Design</li>
	<li>ESD: Ark Resources</li>
	<li>Services: O'Neill Group</li>
	<li>Traffic: GTA Consultants​</li>
</ul>
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All on my lonesome > 101 Salmon Street, Port Melbourne

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<p>Industry superannuation fund <a href="/developers/cbus-property">Cbus</a> has - via its property arm - submitted plans for a key <a href="/new-apartments/west-melbourne-vic-3003">West Melbourne</a> site which it hopes will house a tower including 217 residential apartments. Directly opposite North Melbourne Station, the triangular site is now subject to a planning application before City of Melbourne seeking approval for a <a href="/architects/hayball">Hayball</a>-designed 14 level residential building that will comfortably outdo all surrounding buildings in terms of height.</p>

<blockquote>
<p>The island site located at 9-19 Dryburgh Street and 109-121 Ireland provides a unique opportunity to construct a place making apartment building with ground level retail shops that will assist in activating the area around the newly constructed North Melbourne train station.</p>

<p>Located in close proximity to North Melbourne and the CBD, the apartments in the development will appeal to young professionals and academics working or studying in the nearby health and university precincts.</p>
<cite><a href="http://www.cbusproperty.com.au/news/latest/dryburgh-street-west-melbourne/">Cbus Property: Dryburgh Street, West Melbourne</a></cite>
</blockquote>

<h2>
<a href="/buildings/volaire-9-dryburgh-street-west-melbourne">9 Dryburgh Street</a> 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/image10hwm.jpg" rel="gallery-all" title="9 Dryburgh Street. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="558" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image10hwm.jpg?itok=IpFH5B0Q" title="9 Dryburgh Street. Image © Hayball" width="580"></a>

<figcaption>9 Dryburgh Street. Image © Hayball</figcaption></figure><ul>
<li>Current site use: dual level commercial building.</li>
	<li>Planning application lodged October 2014.</li>
	<li>14 level tower @ 48.18 metres.</li>
	<li>217 apartments: 88 one bedroom apartments and 129 two bedroom apartments.</li>
	<li>3 ground floor commercial tenancies totaling 423sqm and a public forecourt.</li>
	<li>114 basement car parking spaces, 4 motorcycle spaces, 57 resident bicycle spaces and 12 resident visitor spaces.</li>
	<li>Residential amenities and common areas: Level 6 and Level 13.</li>
</ul>
<h2>A question of height</h2>

<p>Located between E-Gate/Docklands and the forthcoming Arden-Macaulay precinct, 9 Dryburgh Street's proponents have pressed for a tower of some height in order to define the immediate area.</p>

<p>According to the structure plan outlining expected heights for the area, a general height limit of 20 metres is desired, with the possibility of 30 metres or ten levels for sites deemed appropriate. The town planning report goes on to state that Amendment C190 which covers the Arden-Macaulay area does not cover the site in question during the first round of policy implementation, perhaps prompting Cbus to press ahead with a taller proposal.</p>

<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/image12.jpg" rel="gallery-all" title="Arden-Macaulay preliminary height limits. Image © Urbis"><img alt="" class="image-article-full-width-580px" height="249" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image12.jpg?itok=EgZNdePq" title="Arden-Macaulay preliminary height limits. Image © Urbis" width="580"></a>

<figcaption>Arden-Macaulay preliminary height limits. Image © Urbis</figcaption></figure><blockquote>
<p>The subject site has distinct opportunities that differ from the broader areas of North and West Melbourne given its location as an island site next to North Melbourne train station. To achieve a high intensity of development and necessary concentration of people to spark renewal the proposed building design and height is required.</p>

<p>The location of the development on top of the escarpment overlooking Docklands offers opportunities to capitalise on the views and create a dramatic skyline and definition to the North Melbourne Station precinct.</p>
<cite>Urbis, town planning report</cite>
</blockquote>

<h2>Design highlights</h2>

<p>The planning application references the ground plane treatment which includes a high level of permeability, landscaping and amenity compared to what is currently onsite. This improved urban realm is further aided by three leasable tenancies fronting Dryburgh Street which will bring extra activity to the immediate area, rather than it currently acting as a transitional area for North Melbourne Station users.</p>

<p>Externally the proposal carries many a Hayball design feature, including aluminium clad, dark glazing, precast panels, perforated metal balustrades and bluestone.</p>

<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.jpg" rel="gallery-all" title="Materials application. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="218" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image13.jpg?itok=nhuyjKQe" title="Materials application. Image © Hayball" width="580"></a>

<figcaption>Materials application. Image © Hayball</figcaption></figure><p>Internally 9 Dryburgh Street will carry a range of dwelling sizes, all with either one or two bedrooms alluding to the type of buyer the projects will likely be pitched toward. One bedroom dwellings have floor areas ranging from 42.5sqm-53.5sqm while two bedroom dwellings have floor areas ranging from 59sqm-78sqm.</p>

<p>All habitable room windows have a direct light source while every apartment has been provided with a balcony.</p>

<h2>Cbus moves further into the apartment sector</h2>

<p>With commercial projects having dominated their portfolio in years gone by, 9 Dryburgh Street represents Cbus Property's fourth current foray into the Melbourne apartment market. <a href="/buildings/35-spring-street-melbourne">35 Spring Street</a> leads the way with the 43 level tower of some 270 apartments preparing to rise from a considerable site excavation.</p>

<p>Purchased off Equiset with display at the ready, <a href="/buildings/assembly-181-capel-street-north-melbourne">Assembly</a> in North Melbourne is also preparing for construction after a strong sales campaign while the developers scheme at <a href="/buildings/collins-arch-447-collins-street-melbourne">447 Collins Street</a> recently hit a stumbling block with Planning Minister Matthew Guy rejecting the tower in its current form. With in the vicinity of 400 apartments included, 447 Collins Street will undoubtedly return in some way, shape or form.</p>

<h2>9 Dryburgh Street team</h2>

<ul>
<li>Developer: Cbus Property</li>
	<li>Planning: Urbis</li>
	<li>Architect: Hayball</li>
	<li>Waste: Leigh Design</li>
	<li>ESD: ADP Consulting</li>
	<li>Landscape: Land Projects</li>
	<li>Traffic: GTA Consultants</li>
</ul>
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Cbus enters West Melbourne with 9 Dryburgh Street

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<p>The Future Melbourne (Planning) Committee will tomorrow consider the merits of one of two proposed towers that prolific Melbourne-based apartment developer Central Equity currently has under consideration with State planning body DTPLI. While the nearby 54-68 Kavanagh Street has been <a href="http://www.smh.com.au/business/southbank-tower-boom-going-strong-20141017-117ri8">reported</a> to be 165 metres, Central Equity have also sought to extend a previously approved scheme at 1-11 Balston Street, Southbank.</p>

<p>Marking the final and potentially tallest stage of the Southbank Central/Blood Bank super-site development which began in excess of twelve years ago, 1-11 Balston Street has raised a number of concerns within a report which provides guidance to the Future Melbourne (Planning) Committee.</p>

<h2>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/epi_20130205.jpg" rel="gallery-all" title="The site in question with fellow Central Equity project Epic during its construction"><img alt="" class="image-article-full-width-580px" height="388" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/epi_20130205.jpg?itok=1LydTryf" title="The site in question with fellow Central Equity project Epic during its construction" width="580"></a>

<figcaption>The site in question with fellow Central Equity project Epic to the rear during 2013</figcaption></figure><ul>
<li>Current site use: Central Equity display suite.</li>
	<li>Application for amendment lodged July 2014.</li>
	<li>Developer &amp; architect: Central Equity.</li>
	<li>48-storey building with residential apartments at 147.7 metres.</li>
	<li>557 apartments (336*1 / 169*2 / 51*3).</li>
	<li>269 car parking spaces &amp; 389 bicycles.</li>
	<li>GFA: 52,616sqm.</li>
</ul>
<h2>Sized up</h2>

<p>Initial plans had seen a 34 level residential tower given the green light which was to have contained 382 apartments with 150 two bedrooms options. The revised application seeks 557 apartments with two bedrooms options increasing marginally to 169 as one bedroom dwellings more than double from 142 in the initial scheme to 336.</p>

<p>The increase in height from 104.65 metres to 147.7 metres has brought with it the issue of overshadowing according to the report. Directly to the west lies the former JH Boyd School site which has essentially been portioned into three sections, two of which are a community centre and proposed urban park.</p>

<p>The report notes that in general, local policy suggests any development should not reduce the amenity of public spaces by casting any additional shadows, even though the expected urban park is slated for construction during 2016.</p>

<h2>Podium poppycock?</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/image7a.jpg" rel="gallery-all" title="The podium as seen within the future Melbourne report. Image © Central Equity"><img alt="" class="image-article-full-width-580px" height="336" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image7a.jpg?itok=e3Z1j8m3" title="The podium as seen within the future Melbourne report. Image © Central Equity" width="580"></a>

<figcaption>The podium as seen within the future Melbourne report. Image © Central Equity</figcaption></figure><blockquote>
<p>As a result of the increased building height and increased number of apartments from 382 to 557, the building services have been revised including the relocation and increase in the size of the substation from Balston Street non-heritage fabric (as currently approved) to City Road</p>

<p>It is now proposed to accommodate an enlarged substation within two of the existing openings in the City Road remnant heritage façade.</p>
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<p>In addition angular awnings have been added to the heritage facade in order to negate increased wind conditions due to the taller tower. The glass and alucobond clad steel framed awning seeks to replace a pergola style louvre and sunshade system at podium terrace level, and canvas awnings at ground level.</p>

<p>This coupled with the loss of the two aforementioned City Road facade openings will lead to an adverse impact on the heritage façade and reduction in active street frontages according to the report.</p>

<h2>City of Melbourne advised to reject</h2>

<p>Although not a binding decision, the Report to the Future Melbourne (Planning) Committee recommends that a letter be sent to DTPLI advising that the City of Melbourne objects to 1-11 Balston Street.</p>

<blockquote>
<p>The proposed increase in height is inconsistent with the 100m height limit for the area, would increase overshadowing of the proposed park, and would exacerbate wind conditions (resulting in inappropriate awnings).</p>

<p>Further, the increased number of apartments would generate increased demand in ground floor service areas, resulting in decreased active frontages on City Road, loss of a street tree, and unacceptable intrusion into the retained heritage fabric.</p>
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<h2>Comment</h2>

<p>More a general observation but what can be deduced from the general design ethos Central Equity employs? Certainly the repetitive nature of their recent towers, namely <a href="/buildings/southbank-grand-151-city-road-southbank">Southbank Grand</a>, <a href="/buildings/australis-601-little-lonsdale-street-melbourne">Australis</a> and <a href="/buildings/melbourne-one-618-lonsdale-street-melbourne">Melbourne One</a> are also reflected in the heightened 1-11 Balston Street design.</p>

<p>From afar it seems they are intent on producing a higher volume of apartments while implementing a degree of design simplicity; A to B with minimum fuss which to my way of thinking draws a parallel to the low-cost airline model?</p>

<p>This segment of the market exists and Central Equity clearly have a winning formula given the rate at which the firm can release, sell and realise their projects in rapid succession; in fact their efficiency is impressive. But what are the consequences of having masses of generic towers churned out with monotonous regularity?</p>

<p>Some would argue look no further than Southbank, although with their current projects and the purchase of the 556-566 Lonsdale Street and 13-25 Healeys Lane development site, Central Equity continues to push into the CBD. Central Equity have over their history gradually increased the size of their towers to currently sit in the 145-165 metre bracket; what prospects of a Central Equity-designed 200 metre tower in the not too distant future?</p>
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