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

Joel Robinson

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

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

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

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

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

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

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

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

Billbergia, Metrics, approved for $3.5 billion Sydney skyscrapers

Planning applications

<html><body>
What began as a super-skinny office tower lodged for assessment during March 2014 recently progressed to a VCAT hearing in order to determine its worth. Designed to replace Queen Street's former Ironworkers Building, the commercial tower recently fell foul of City of Melbourne with notices of refusal posted both on September 17th and October 10th according to their online platform.

Last week Fairfax reported on the VCAT hearing in which City of Melbourne was shown to have concerns regarding the proposals lack of setbacks and excessive height.

<h2>Project 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/4512_7095163_5_1354687700.jpg" rel="gallery-all" title="338-344 Queen Street as is. Image courtesy Mulcahy &amp; Co"><img alt="" class="image-article-full-width-580px" height="433" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/4512_7095163_5_1354687700.jpg?itok=Cbphwmd7" title="338-344 Queen Street as is. Image courtesy Mulcahy &amp; Co" width="580"></a>

<figcaption>338-344 Queen Street as is. Image courtesy Mulcahy &amp; Co</figcaption></figure><ul>
<li>338-344 Queen Street, Melbourne</li>
	<li>Current use: four level office building</li>
	<li>36L tower at 130 metres</li>
	<li>Developer: 338 Queen Street Pty Ltd</li>
	<li>Architect: (understood to be) JAM Architects</li>
	<li>Value: approximately $100 million</li>
	<li>Site area: 290sqm</li>
	<li>11.000sqm office space</li>
	<li>Typical floor plate: approximately 220sqm</li>
	<li>VCAT decision pending</li>
</ul>
<h2>Slender does it</h2>

Given the tight dimensions of the tower floor plate, essential design requirements such as lift, stair and service core are located along the eastern boundary in order to maximise leasable/sellable space. Even so the tight dimensions suggest the tower if approved would be pitched toward strata owner/occupiers, as larger corporations have drifted toward larger open-plan office layouts in years gone by.

A tree motif has been designed into the eastern facade which predominantly consists of concrete. The tall, thin perimeter boundary is not the first design to employ such a method in order to provide a degree interest to a non-active wall; Most recently <a href="http://www.bh-architects.com/projects/selected/24-168-lonsdale-street-melbourne">168 Lonsdale Street</a> and <a href="/buildings/swanston-square-551-swanston-street-carlton">Swanston Square</a> have received similar treatments to their exterior.

<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/image40.jpg" rel="gallery-all" title="Images courtesy Approval Systems"><img alt="" class="image-article-full-width-580px" height="498" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image40.jpg?itok=mvUGQdYs" title="Images courtesy Approval Systems" width="580"></a>

<figcaption>Images courtesy Approval Systems</figcaption></figure><h2>Comment</h2>

Of most interest are the <a href="http://www.theage.com.au/victoria/cbd-office-towers-dont-have-to-be-as-attractive-as-residential-developments-tribunal-hears-20141028-11d0wk#ixzz3HQ5t9rEY">comments</a> reported on by The Age last week quoting David Lock Associates Principal Mark Sheppard during his presentation to VCAT. "This is an office building, not a residential building. I think it is really important that we don't expect it to look like the Republic Tower."

The clear inference of the article was suggesting that CBD office towers don't have to be as attractive as residential developments. Without being at the hearing it's hard to determine the exact context in which Mark Sheppard's comments were delivered, but it's hard to swallow these comments as they were presented in The Age.

When in doubt I assume the truth always lies in the middle: a highly experienced urban design expert using every trick to gain ascendancy on behalf of his client and a media outlet doing what they do best, maximising the most out of a non-issue to garner an emotional response.

Does anyone actually think 338 Queen Street is aesthetically a terrible design? The design carries enough articulation to place it on par with many other Melbourne office projects such as <a href="/developments/melbourne-vic-3000">405 Bourke Street</a>, 727 Collins Street and <a href="http://www.apngroup.com.au/apn/funds/WPF/150CollinsStreet.aspx">150 Collins Street</a>; or are we just conditioned to the office tower being a glass box?

If there is an issue it's not 338 Queen Street or Mark Sheppard's comments per se, but the overall quality of all office towers within the city centre. And just like residential towers there are varying degrees of what individuals consider to be poor, good or excellent design.

One person's Republic Tower is another's concrete jungle.
</body></html>

silvermb

The super-skinny 338 Queen Street 

<html><body>
A planning application of some difference finds itself in focus, as the typical glass and/or horizontal bands of many of the city's current crop of residential towers makes way for a design with unique external properties. Lodged mid-year and having been given brief credence in the mainstream media, Hayball's design for 334-344 City Road is distinguished by its teardrop form and angular, modular facade.

334 City Road may also act as a nexus between the established Southbank and the Montague Precinct within the forthcoming Fishermans Bend urban renewal; at 270 metres it sits on the border of the two slated high density zones.

<h2>Summary</h2>

<ul>
<li>Currently site use: Urban Central hostel and Eve nightclub</li>
	<li>Application for development lodged July 2014</li>
	<li>82-storey building with residential apartments, hotel and cafe at 270.41 metres</li>
	<li>​578 apartments (156*1 / 407*2 / 15*3)</li>
	<li>198 hotel suites</li>
	<li>154 car parking spaces &amp; 315 bicycles</li>
	<li>GFA: 83,196sqm</li>
	<li>Retail space: Approximately 119 sqm</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/image25334.jpg" rel="gallery-all" title="Artist's interpretation of 334 City Road. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="869" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image25334.jpg?itok=pR-hHEQ3" title="Artist's interpretation of 334 City Road. Image courtesy Hayball" width="580"></a>

<figcaption>Artist's interpretation of 334 City Road. Image courtesy Hayball</figcaption></figure><h2>Laid out</h2>

Interestingly enough the tower has been submitted with two separate residential layouts. The intended yield sees a total of 578 apartments and 198 hotel suites whilst the alternative layout provides for 482 apartments with the identical number of hotel suites. This discrepancy is explained by the difference in apartment types where the baseline layout carries 156 single and 15 three bedroom apartments whilst the alternative sees only 12 single bedroom dwellings countered by a whopping 159 three bedroom dwellings.

Hotel accommodation size varies between 27sqm and 50sqm over the allocated 11 floors. This is further broken down into 132 hotel rooms and 66 hotel suites which as seen below are more generous in size.

<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/image23334.jpg" rel="gallery-all" title="The expected hotel floorplan. Image courtesy Hayball planning report"><img alt="" class="image-article-full-width-580px" height="295" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image23334.jpg?itok=4Xqs0B7w" title="The expected hotel floorplan. Image courtesy Hayball planning report" width="580"></a>

<figcaption>The expected hotel floorplan. Image courtesy Hayball planning report.</figcaption></figure><h2>Designed to be different</h2>

<blockquote>
The elliptical tower form has been developed through detailed analysis of the subject site’s urban morphology, and an intelligent response to the building setback objectives of the Planning Scheme. The orientation of the tower and its aerofoil profile delivers oblique views to and from surrounding developments that are predominately rectilinear and orientated to property boundaries.

The Environmental Wind Assessment prepared by Mel Consultants in conjunction with the proposal, also demonstrates that the building form is very effective in mitigating effects of the strong winds from the southwest impacting on the exposed site, and delivering a comfortable environment for pedestrians at ground level.

The façade comprises a system of highly repetitive L-shaped precast concrete panels which interact with metal clad infill panels, and expand and contract to express different building functions. The lapped panel set-out addresses the elliptical tower form and provides further depth and interest.

A spiral motif is overlaid providing a formal mechanism to transition between façade elements associated with different programmes:

<ul>
<li>Podium green wall to apartment balconies;</li>
	<li>Hotel windows to apartment balconies; and</li>
	<li>Apartment balconies to winter garden windows</li>
</ul>
<cite>Hayball - 334 City Road planning application</cite>
</blockquote>

334 City Road's facade is similar to Hayball's awarded <a href="http://www.archdaily.com/65105/the-canada-hotel-hayball/">Canada Hotel</a> development in Carlton where a series of facade panels essentially interlock to create a repetitive pattern. Add the subtle use of coloured metal spandrel panels and a diagonal visual rhythm becomes evident over the proposed tower.

<h2>Ground zero</h2>

The planning application addresses what is a problem the length of City Road: active street level frontages or lack thereof. Hayball and Tract Consultants have jointly provided for a softening of the existing harsh street level environment by way of an indented ground level with an overhung podium.

In this way increased area is given to the public realm at ground level with bluestone paving to all frontages, public bench seats, a green feature wall, planters and scope for public sculpture artwork all envisaged. In addition the adjoining dead space under the neighbouring West Gate Freeway is also earmarked for urban revitalisation. Seen below are precedents which could be applied to the undercroft, delivering some much needed useable public space to City Road in the process.

<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/image28.jpg" rel="gallery-all" title="Existing undercroft and possible urban solutions. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="428" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image28.jpg?itok=L8FKXPAZ" title="Existing undercroft and possible urban solutions. Image courtesy Hayball" width="580"></a>

<figcaption>Existing undercroft and possible urban solutions. Image courtesy Hayball</figcaption></figure><h2>A likely starter</h2>

It is worth noting that 334 City Road's urban context report does state that developer EAG Pty Ltd has had a presence on City Road for some years and has committed to delivering the project. According to a Fairfax Media <a href="http://www.smh.com.au/business/southbank-skyscraper-to-soar-over-city-20140715-zt8ix">report</a> site owner EAG Pty Ltd is tied to BRW rich lister Giuseppe “Joe” Catalfamo who owns the current Urban Central accommodation onsite.

Prolific builder LU Simon is also listed as a project partner within the submitted documents, suggesting that should it gain approval 334 City Road looks to have both the financial basis and building expertise in place turn the paper project into reality.

<h2>Development Team</h2>

<ul>
<li>Developer: EAG Pty Ltd</li>
	<li>Architect: Hayball</li>
	<li>Intended builder: LU Simon</li>
	<li>Planning Consultant: Urbis</li>
	<li>Structural Engineer: Rinovitch Consultants</li>
	<li>Services / ESD: ALA</li>
	<li>Building Surveyor: Gardner Group</li>
	<li>Landscape Architect: Tract</li>
	<li>Wind Engineer: MEL Consultants</li>
	<li>Fire Engineer: Thomas Nicolas</li>
	<li>Traffic Engineer: Traffix</li>
	<li>Waste Management: Leigh Design</li>
</ul>
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Planning application > Hayball's 270 metre 334 City Road

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Blink and you'll miss the most recent iteration - in a long procession of design proposals - for the Palace Theatre site at 20-30 Bourke Street. The current proposal is the response to the introduction of mandatory height limits to preserve the low-rise, finer grain scale of the Bourke Hill Precinct.

Gone is the W Hotel brand, replaced with a 7-storey (4-storey podium + 3-storey hotel), 23m building consisting of 7,195sqm of boutique hotel space including 78 rooms ranging in size from 35-53sqm with a typical hotel floor consisting of 14 standard rooms. Additionally, a number of supporting hotel programme and amenities are proposed in the form of a signature bar, restaurant and function facilities contained within the podium and a swimming pool in the basement. It is proposed that these would be accessible to both hotel guests and the public.

The proposal also seeks to retain the fifth bay of the adjoining building at 32-38 Bourke Street to the west, which was demolished in earlier schemes to allow for the provision of vehicular access to the porte cochère.

<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/5th_bay_retained.jpg" rel="gallery-all" title="Retained fifth bay of 32-38 Bourke Street. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="392" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/5th_bay_retained.jpg?itok=KMfN-3x1" title="Retained fifth bay of 32-38 Bourke Street. © Bates Smart" width="580"></a>

<figcaption>Retained fifth bay of 32-38 Bourke Street. © Bates Smart</figcaption></figure>Where previously earlier proposals redefined the skyline and streetscape of the Bourke Hill Precinct, the latest design becomes lost amongst the taller masses rising behind, maintaining a scale on par with buildings in the immediate context and adhering to the new height requirements. As this before and after comparison illustrates, the current proposal barely makes a visual impact on the view from the steps of Parliament House.

<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/comparitive_render.jpg" rel="gallery-all" title="Spot the difference! Before and After. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="547" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/comparitive_render.jpg?itok=M11kmCDO" title="Spot the difference! Before and After. © Bates Smart" width="580"></a>

<figcaption>Spot the difference! Before and After. © Bates Smart</figcaption></figure>While the original ambitions may have been dented by the introduction of mandatory height limits, the aspirations of the design team in terms of creating a generator for renewal within the Bourke Hill Precinct appears to have remained largely intact.

<blockquote>
The project site can become a new activity hub for the area and play a truly significant role in the growth of the area. It will bring this part of the city to life in a sensitive and interesting Melbourne way.

There is great diversity in the establishments surrounding the site. The classic and the 'cool' are juxtaposed together in unexpected and interesting ways. The laneways are part of the experience of discovering this exciting and authentic side of Melbourne.

There is great potential in the development of the ground plane around the site. High end new development will generate spontaneous renewal of many small shops, cafes and open spaces.

A new sensitive, respectful but none the less exciting new built frontage will revitalise Bourke Street. The podium would be in keeping with adjoining buildings. The potential to create a roof terrace on top of podium will add further interest and life to this tired part of the city.
<cite>Bates Smart</cite>
</blockquote>

The most obvious implication of the proposal is the demolition of the existing Palace Theatre to make way for the new build. The City of Melbourne have previously indicated (in submissions to DTPLI and the applicants) they would support demolition of the existing structure if the replacement building was architecturally high-quality. The argument being the original building's architecture has been compromised over time due to various works undertaken last century.

<blockquote>
... the site has a long history of many discrete cultural activities including theatrical and performance related uses, a hotel and accommodation, a cinema, and church services, variously dating back to the commencement of the 'Douglas Theatre' in 1860. Since this time the built fabric on the site has been adapted and remodelled on numerous occasions, including several comprehensive refurbishments and adaptations. This context is contributory to the building's low local heritage grading of 'D', which has not been afforded a 'site specific' heritage overlay control.
<cite>Urbis Town Planning Report</cite>
</blockquote>

A timeline of past uses indicating alterations and renovations is included as part of the town planning submission:

<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/palace_circa_1944.jpg" rel="gallery-all" title="Apollo Hotel. Circa 1944. © Lovell Chen"><img alt="" class="image-article-full-width-580px" height="360" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/palace_circa_1944.jpg?itok=95dbWLt3" title="Apollo Hotel. Circa 1944. © Lovell Chen" width="580"></a>

<figcaption>Apollo Hotel. Circa 1944. © Lovell Chen</figcaption></figure><ul>
<li>1911: National Theatre/Pastoral Hotel.</li>
	<li>1916: Henry White alterations.</li>
	<li>1920: Alterations to dressing room block.</li>
	<li>1923: Henry White renovation (dress circle foyer space).</li>
	<li>1940: Apollo Theatre renovations.</li>
	<li>1952: St James Theatre renovations to present day facade.</li>
	<li>1954: Metro Theatre alterations.</li>
	<li>1955: Metro Theatre renovations.</li>
	<li>1964: Minor works to ticket window.</li>
	<li>1970: Live theatre including musical Hair.</li>
	<li>1974: Palace Theatre showing films.</li>
	<li>1980: The Revival Centre owned the theatre.</li>
	<li>1987: Becomes the Metro nightclub.</li>
	<li>2007: Renovated into current Palace Theatre.</li>
</ul>
<h2>Project details</h2>

<ul>
<li>Podium height: 14 metres.</li>
	<li>Overall height: 23 metres</li>
	<li>Previous heights of applications: 100, 70 and 50 metres.</li>
	<li>Number of rooms: 78.</li>
	<li>Setbacks: 24 metres from Bourke above podium level, 1.5 metres from the rear.</li>
	<li>Car parking: 46 spaces.</li>
	<li>Bicycle parking: 15 spaces.</li>
</ul>
<h2>Comment</h2>

As the render below illustrates, the 'tower' element of earlier schemes is no longer the dominant element to the pedestrian viewing the site from the south (along Bourke Street), thus becoming the most critical aspect of the proposal. Bates Smart have indicated a study was undertaken of the surrounding buildings which make up the streetscape, the results of which influenced and informed the articulation of the podium facade.

A rhythm of vertical elements supplemented by an extrapolation of the proportions of the bay windows was employed, keeping not only the scale of the streetscape consistent in terms of massing, but also in relation to the facades. References are made to the multi-level stores of the high end fashion brands, with a number of precedents included in the planning documents as a quality that the architecture is aiming for.

<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/20-30_podium.jpg" rel="gallery-all" title="Just a podium? © Bates Smart"><img alt="" class="image-article-full-width-580px" height="367" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/20-30_podium.jpg?itok=X2DgPb6g" title="Just a podium? © Bates Smart" width="580"></a>

<figcaption>Is it a podium or can it be something more? © Bates Smart</figcaption></figure>The point to be argued then, does the design do enough architecturally? Is it exemplary? Is it of a quality that warrants the demolition of the existing Palace Theatre?

I'm of the opinion that once mandatory height controls were introduced, rather than continuing down the path of chopping at the proposal comply yet again, the best course of action would have been to start again with podium architecture taking precedence over the design of the setback volume accommodating the hotel guest rooms. The tower and podium typology can largely be ignored, as proportionally the podium is actually taller than what you would normally classify as the 'tower'.

Ignoring for a moment the requirements and constraints of the planning scheme on the site and focusing on the architecture in isolation, I believe the 100 metre version was the most successful architecturally, particularly when it comes to proportions of massing and articulation of 'tower' facade; an unordered rhythm is developed that can't be achieved across only three floors. It is probably a classic example of the right design for the wrong site.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/20-30_bourke_original_design.jpg" rel="gallery-all" title="W Hotel - Proposal No.1 © Bates Smart"><img alt="" class="image-article-full-width-580px" height="542" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/20-30_bourke_original_design.jpg?itok=17STMh9J" title="W Hotel - Proposal No.1 © Bates Smart" width="580"></a>

<figcaption>W Hotel - Proposal No.1 © Bates Smart</figcaption></figure>It will be interesting to see what ultimately becomes of the site. Will the team be sent back to the drawing board once more? Or will it be a case of fifth time lucky?

<h2>Project team</h2>

<ul>
<li>Architecture: Bates Smart.</li>
	<li>Project Management: Sinclair Brook.</li>
	<li>Town planning: Urbis.</li>
	<li>Heritage: Lovell Chen.</li>
	<li>Environmentally Sustainable Design: NDY.</li>
	<li>Traffic engineering: Traffix Group.</li>
	<li>Waste management: Leigh Design.</li>
</ul>
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Laurence Dragomir

Blink and you'll miss it > The revised Palace Theatre proposal

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With a total site area of 13,390sqm in their keeping, Leighton Properties have chosen to divide the prized Readings Moonee Ponds site into separate development parcels, the first of which has recently been lodged with City of Moonee Valley. Highlighted by Apartments.com.au during May 2013, the then sales campaign included an <a href="/news/finally-readings-moonee-ponds-for-sale">indicative development scheme of 30 levels</a>.

Subsequently parent company Leighton Holdings was revealed as the buyer and approximately a year later have presented in conjunction with project partner Qualitas a planning submission with the intent of delivering a substantial apartment project.

<h2>Application summary</h2>

<ul>
<li>Stage 1 development: 40 Hall Street, Moonee Ponds</li>
	<li>Current site use: at grade car park (formerly Moonee Ponds Market)</li>
	<li>Application for development lodged September 2014</li>
	<li>15 levels @ 49.2 metres</li>
	<li>Site area: 2,388sqm</li>
	<li>162 apartments (1/2 bedroom) &amp; 2 retail tenancies over 437sqm</li>
	<li>137 car spaces &amp; 70 bicycle spaces</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/image3hall.jpg" rel="gallery-all" title="Artist's impression of 40 Hall Street . Image © Plus"><img alt="" class="image-article-full-width-580px" height="773" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image3hall.jpg?itok=1hqoX-oL" title="Artist's impression of 40 Hall Street. Image © Plus" width="580"></a>

<figcaption>Artist's impression of 40 Hall Street . Image © Plus</figcaption></figure><h2>Design impetus</h2>

Plus Architecture have employed a gentle undulating facade over the tower with a variety of materials on display. Differing glaze colours are joined by metal cladding, masonry and applied finishes (assumed precast) to create the external look.

<blockquote>
The articulation of the building envelope is both unifying and highly adaptive. The design presents a singular bold expression to Hall Street, providing the relatively short building the required gravitas to anchor the future precinct in a clear and calm manner .

The design considerations have resulted in a unique and contemporary design response that will contribute significantly to this streetscape and the overall centre. The development displays a high amount of glazing, including a mixture of tinted glazing and glass balustrades. The proposal will incorporate quality materials and finishes, including a mix of applied light and dark colours to respond to the highly innovative architectural design of the overall building.
<cite>Plus Architecture: planning application design statement</cite>
</blockquote>

<h2>Communal focus</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/image8.jpg" rel="gallery-all" title="Expected ground level layout. Image © Oculus"><img alt="" class="image-article-full-width-580px" height="481" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image8.jpg?itok=eECzrxOl" title="Expected ground level layout. Image © Oculus" width="580"></a>

<figcaption>Expected ground level thoroughfare. Image © Oculus</figcaption></figure>Consisting of recycled brick and concrete pavers, 40 Hall Street seeks a new north-south pedestrian link with a likely future extension through to Homer Street. Beyond ground, a 482sqm resident's communal garden is included over the mezzanine level whilst level 5 also carries a communal terrace complete with mature trees.

A 147sqm roof garden is proposed to supplement the indoor/outdoor rooftop communal terrace area. Included is a kitchen, dining area and lounge space whilst the external area holds a BBQ and dining/entertaining space. It's envisaged an easily reconfigured terrace could also hold an outdoor cinema with the CBD as a backdrop.

<h2>One of many</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/image2_0.jpg" rel="gallery-all" title="Readings overview with 40 Hall Street in red. Image courtesy Urbis planning report"><img alt="" class="image-article-full-width-580px" height="371" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image2_0.jpg?itok=wM5hu9tv" title="Readings overview with 40 Hall Street in red. Image courtesy Urbis planning report" width="580"></a>

<figcaption>Readings overview with 40 Hall Street in red. Image © Urbis</figcaption></figure>Prior to 40 Hall Street's submission, City of Moonee Valley had indicated that 17 levels was an appropriate outcome of the Readings site. With scope for an additional four or five apartment towers onsite and the nearby Moonee Valley Racecourse seeking 25 level towers as part of its redevelopment, it remains to be seen whether Leighton will push for future towers in the 25-30 level vicinity.

In the wider context Urbis' 40 Hall Street planning report states "Moonee Ponds is expected to undergo a shift in character to a taller, higher density precinct. There are also a number of new developments under construction or approved in the wider area." Indeed Moonee Ponds continues on an upward trajectory in terms of apartment development.

Currently three separate apartment buildings fronting Moore Street are under construction whilst The Montgomery and MOPO are both at sales, yielding a combined 178 apartments. Other projects currently of note within the Moonee Ponds Activity Centre include the 10 level 6-14 Young Street and Moloney Group's 33 Hall Street at 14 levels.

<h2>40 Hall Street development team</h2>

<ul>
<li>Developer: Leighton Properties / Qualitas</li>
	<li>Architect: Plus Architecture</li>
	<li>Planning: Urbis</li>
	<li>Transport: GTA Consultants</li>
	<li>Landscape: Oculus</li>
	<li>Sustainability: Lucid Consulting Australia</li>
	<li>Waste Management: Leigh Design</li>
</ul>
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Leighton initiate the Readings Moonee Ponds transformation

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At roughly the same point in time where two adjoining residential towers gained approval, a planning application for 68-70 Dorcas Street, Southbank was submitted for consideration to State planning body DTPLI. According to the planning report a period of consultation between the development team, DTPLI and City of Melbourne was held prior to the submission of what would be one of the taller towers within this pocket of Southbank.

Located on the corner of Dorcas Street and Dodds Street, the development calls for the 274-apartment building to be crowned by a distinctive metal rooftop feature and a 360 degree communal rooftop facility.

<h2>Application summary</h2>

<ul>
<li>Current site use: 3 level commercial building</li>
	<li>Application for development lodged August 2014</li>
	<li>29 levels at 92.2 metres</li>
	<li>Site area: 1,478sqm</li>
	<li>Apartments: 274 (1/2/3 bedroom options)</li>
	<li>Ground floor tenancies of 167sqm &amp; 73sqm</li>
	<li>193 basement car parking spaces &amp; 101 bicycle spaces</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/image165.jpg" rel="gallery-all" title="Artists impression of 68-70 Dorcas Street. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="709" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image165.jpg?itok=YXNXNGSV" title="Artists impression of 68-70 Dorcas Street. Image courtesy SJB" width="580"></a>

<figcaption>Artists impression of 68-70 Dorcas Street. Image courtesy SJB</figcaption></figure><h2>External appearance</h2>

68-70 Dorcas Street discerns itself from its neighbours by employing an elliptical tower form, which is in contrast to the unbroken rectangular format of all surrounding buildings. Also noticeable is the lack of horizontal banding common with surrounding apartment buildings, rather a more uniform vertical finish has been applied.

<blockquote>
The defining characteristic of the design is the curved surface of the tower, skinned in a ‘patchwork’ of subtly contrasting facade panels. The panel types are presented in muted tones and have distinct surface qualities notable by texture, reflectivity and transparency.

The blend of panel types, combined with an offset grid arrangement, creates a dynamic surface which makes for a constantly changing experience in relation to the onlooker’s position and the light illuminating the facade.
<cite>SJB Architects - Planning Report</cite>
</blockquote>

Materials employed would see a mixture of glazing colours, a variety of metal clad finishes and stone veneer cladding with precast elements to less conspicuous areas.

<h2>Public Amenity</h2>

68-70 Dorcas Street is described as an "iconic" design within the planning report, with Urbis stating the development will provide positive benefits to the public realm. With atypical looks and an active street level interface, the tower would be more sympathetic/engaging to its surrounds than the current, dated commercial office building.

<blockquote>
Of key consideration in relation to this proposal is the impact of overshadowing by the development. The submitted Design Proposal prepared by SJB Architects includes shadow diagrams at the equinox which demonstrate that the proposal will not overshadow any significant features or parkland in the area.
<cite>Urbis - Planning 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/image167.jpg" rel="gallery-all" title="68-70 Dorcas Street in context. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="421" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image167.jpg?itok=NyAddvv5" title="68-70 Dorcas Street in context. Image courtesy SJB" width="580"></a>

<figcaption>68-70 Dorcas Street in context. Image courtesy SJB</figcaption></figure>The immediate area surrounding 68-70 Dorcas Street has seen a measured flow of apartment development over the last decade, with 8 on Dorcas the first of the new millennia apartment buildings in the area. More recently Elm by Fridcorp, Guildford by Evolve Development and Premier Capital Developments' Sunday Apartments have added a combined 876 apartments.

Pipeline projects joining 68-70 Dorcas Street nearby include the at sales <a href="/new-apartments/coventry-haus-33-coventry-street-southbank">33 Coventry Street</a> by VIMG and the recently approved <a href="/buildings/the-evermore-southbank-58-66-dorcas-street-southbank">58-66 Dorcas Street</a> which abuts the site in question. Limited sizeable development sites remain in the area making 68-70 Dorcas Street with its uninterrupted Southbank and CBD views a noticeable presence in the area.

<h2>68-70 Dorcas Street development team</h2>

<ul>
<li>Developer: 20Q Development Co P/L</li>
	<li>Architect: SJB</li>
	<li>Planning: Urbis</li>
	<li>Traffic: mga.</li>
	<li>Landscaping: Formium</li>
	<li>Wind Engineer: MEL Consultants</li>
	<li>Structural Engineer: 4D Workshop</li>
	<li>Services Engineer: O'Neill Group</li>
	<li>Waste Management: Leigh Design</li>
	<li>ESD: ark resources</li>
</ul>
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Planning Application > 68-70 Dorcas Street, Southbank

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A few weeks ago Apartments.com.au <a href="/expert-insights/buying/an-unconventional-opportunity-for-7-23-spencer-street">briefly touched on</a> the proposed redevelopment of the former Congress Centre; today we focus on the site master plan. Prepared by Elenberg Fraser on behalf of joint venture clients, the master plan provides an overarching framework for the development of the 4,500sqm site.

All in all four tapering crystalline residential towers ranging in height from 20-29 storeys sitting atop two 4-storey podiums. The proposal seeks to provide better connections to South Wharf and Southbank from the surrounding areas to the north of the Yarra River, including the western edge of the CBD, Docklands and Southern Cross Station.

In doing so a new southern gateway into the CBD for both pedestrians and vehicles is envisaged.

<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/7-23_spencer_street.jpg" rel="gallery-all" title="Providing a new gateway to the southern entry into the CBD. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="390" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/7-23_spencer_street.jpg?itok=mpXtOOkv" title="Providing a new gateway to the southern entry into the CBD. © Elenberg Fraser" width="580"></a>

<figcaption>Providing a new gateway to the southern entry into the CBD. © Elenberg Fraser</figcaption></figure><h2>Project summary</h2>

<h3>Podiums</h3>

<ul>
<li>Podium 01: 4-storeys, 64 apartments, RL19.00</li>
	<li>Podium 02: 4-storeys 75 Apartments RL 19.00</li>
	<li>Total Podium Apartments: 139</li>
</ul>
<h3>Towers</h3>

<ul>
<li>T01: 20-storeys, 184 apartments, RL 84.50</li>
	<li>T02: 22-storeys, 210 apartments, RL 96.80</li>
	<li>T03: 29-storeys, 273 apartments, RL 121.00</li>
	<li>T04: 29-storeys, 356 apartments, RL 121.00</li>
	<li>Total Tower Apartments: 1023</li>
</ul>
Total apartments available: 1162

The indicative concept shows 1,321sqm of ground level retail space available, split between 770sqm through the North Podium and 551sqm in the South Podium. Seven retail tenancies are expected with 461 car parking spaces contained above within the podium levels.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/7-23spencer_massing_model.jpg" rel="gallery-all" title="Master plan massing diagram. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="470" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/7-23spencer_massing_model.jpg?itok=ROOefQS7" title="Master plan massing diagram. © Elenberg Fraser" width="580"></a>

<figcaption>Master plan massing diagram. © Elenberg Fraser</figcaption></figure>The four towers are 'carved' to allow adequate separation between one another in order to minimise overlooking and provide a high degree of natural light and ventilation. The sloped/terracing roof forms are the result of extrapolating the shadow cast by the existing Crown Plaza hotel during 2pm on the winter solstice to form a solar plane that dictates the maximum height of each tower. This has led to the crystal-like forms suggested in the planning documents.

Each tower represents part of a four-stage phasing process that has informed the numerical designation of each tower i.e. Tower 01 represents stage 01 of the project and so on. Tower 04 acts as a bridging element that unites both podiums and forms a weather protected undercroft to Siddeley Street.

<h2>Improvements to Siddeley and Spencer Street Public Domain</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/siddeley_street_render.jpg" rel="gallery-all" title="View down revistalised Siddeley Street. © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/siddeley_street_render.jpg?itok=2JIMMltW" title="View down revistalised Siddeley Street. © Elenberg Fraser" width="580"></a>

<figcaption>View down revistalised Siddeley Street. © Elenberg Fraser</figcaption></figure>The master plan seeks to set the built form envelope, height and street interface of the proposed podium development. Key principles of the master plan include:

<ul>
<li>Two podiums that prescribe a preferred height of five storeys, including a Podium to the south of Siddeley Street and a Podium to the north of Siddeley Street;</li>
	<li>Active ground floor retail and lobby facilities on Siddeley Street and Spencer Street, to reactivate the streetscape and provide activity in the public realm;</li>
	<li>Three levels of car parking accommodated on each podium level, with access provided from Siddeley Street;</li>
	<li>Opportunities for an ‘active skin’ of residential apartments on the Siddeley Street and Spencer Street facades, to add to the sense of activity and vibrancy of the new public realm on these streets;</li>
	<li>The potential for a usable landscaped podium roof to provide significant communal open space for residents, complementing a residential amenities level on the first floor of each tower.</li>
</ul>
<h2>Comment</h2>

The proposal follows the blueprint of other large scale multi-tower developments in the city: a master plan is developed with a series of guiding principles that help to define a certain series of parameters to inform the future development of a site. It provides some degree of certainty to local government but also allows developers the flexibility to alter their plans for projects that span several years.

The base information is there but the detail is the element lacking. This has led to some developers selling entire sites upon gaining approval or carving sites up and selling them as individual parcels. Recent examples of this master planning approach include 250 Spencer Street, Swanston Square, Village Docklands/Collins Square and Batman's Hill on Collins.

What will ultimately become of the site remains to be seen but one can't help but feel the change in strategy from developing two-commercial towers (and failed bids for Victoria Police and KPMG) to a residential driven master plan hints at an opportunity to offload the site once approval is obtained. A permit for a series of residential towers is a far more attractive proposition to prospective developers.

It will be interesting to see how each tower ultimately manifests; it is critical that there is a level of articulation that is varied and distinguishes each tower from the next. The danger is that they read as one uniform and singular mass, which visually would not be a desirable outcome.

<h2>7-23 Spencer Street Project team</h2>

<ul>
<li>Developer: Asset1 WTC Pty Ltd &amp; HANZ (Spencer Street)</li>
	<li>Architects: Elenberg Fraser</li>
	<li>Planning Consultant: Urbis</li>
	<li>Acoustic Assessment: Marshall Day Acoustics</li>
	<li>Traffic Assessment: GTA Consultants</li>
	<li>Wind Assessment: MEL Consulting</li>
</ul>
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Planning Application > 7-23 Spencer Street, Melbourne

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Covered briefly <a href="/news/190-metre-tower-sought-for-south-yarra">earlier in the week</a>, Apartments.com.au today takes an in depth look at the latest and greatest proposal for The Capitol in South Yarra. Acquired by former Dodo founder Larry Kestelman's LK Property Group it becomes the seventh incarnation in a long list of development proposals for the 5,600sqm former Capitol Bakeries site on the corner of Toorak Road and Chapel Street.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image88.jpg" rel="gallery-all" title="Fluid building form. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="700" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image88.jpg?itok=Yc5dKsol" title="Fluid building form. © Bates Smart" width="580"></a>

<figcaption>Fluid building form. © Bates Smart</figcaption></figure>Located within the rapidly evolving Forrest Hill precinct the project has been designed as a gateway development and an iconic landmark for the area, with an increase in height from 41-storeys to 58-storeys. As a result a subsequent refinement was undertaken resulting in more fluid forms articulated as a series of flowing horizontal ribbons across both masses before becoming more solid with an almost gill-like expression running up the face of the tallest tower.

<h2>Summary of changes</h2>

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%;">
<thead><tr>
<th>Aspect</th>
			<th>VCAT 2013</th>
			<th>Current</th>
		</tr></thead>
<tbody>
<tr>
<td>Height</td>
			<td>41-storeys 133m</td>
			<td>58-storeys 190m, 208m to tip of spire</td>
		</tr>
<tr>
<td>Dwellings</td>
			<td>483</td>
			<td>660</td>
		</tr>
<tr>
<td>Parking</td>
			<td>553 car spaces</td>
			<td>630 basement car spaces 222 bicycle spaces</td>
		</tr>
<tr>
<td>Retail</td>
			<td>3,539sqm</td>
			<td>4,530sqm of retail across two levels</td>
		</tr>
</tbody>
</table>
<h2>Changes to Toorak Road Tower</h2>

<blockquote>
There is an opportunity to bring the energy and curves created in the retail experience to the facade/balcony expression of the Toorak Road building.
<cite>Project Architect - Bates Smart</cite>
</blockquote>

A series of changes have occurred since the previously endorsed VCAT scheme:

<ul>
<li>The removal of the return in plan with the intention to improve views and increase the separation between the two towers.</li>
	<li>An increase of the floorplate width of 1.5m while still maintaining a 20m separation from the Chapel Street tower.</li>
	<li>A reduction in the amount of balcony area to the Toorak Road frontage</li>
	<li>A relocation of the core</li>
	<li>Standardisation of all one bedroom apartments which can also be configured as a one bed + study</li>
</ul>
<h2>Changes to Chapel Street</h2>

The tower now presents as three ellipses not unlike Bates Smart's <a href="/new-apartments/one-queensbridge-street-1-23-queensbridge-street-southbank">Queensbridge Tower</a> proposal but with a tapering in mass as the tower rises, becoming increasingly slender towards its summit. This results in a more dynamic skyline silhouette than the previous scheme which presented as a uniform mass. One of the key changes is the reduction of the building mass at street level with an aim towards greatly improving the pedestrian experience.

<blockquote>
We investigated an architectural language that creates a more distinctive sculptural object that celebrates the beauty of form and geometry. A form that might allow gradual slimming of the tower to create a unique landmark that has authenticity and identity. It would be an iconic contemporary destination in South Yarra. We tested the form of the tower to create a softer, more crafted quality which is in keeping with the new retail concept.
<cite>Bates Smart </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/floor_comparisons.png" rel="gallery-all" title="Floor plate comparison. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="335" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/floor_comparisons.png?itok=JgseLLIB" title="Floor plate comparison. © Bates Smart" width="580"></a>

<figcaption>Floor plate comparison. © Bates Smart</figcaption></figure><h2>Retail podium</h2>

Major design changes have also been made to the retail podiums since the approved VCAT scheme, with a new retail brief being implemented encouraging pedestrians through the site by way of curved retail frontages. These design strategies are as follows:

<ul>
<li>The relocation of all car parking to below ground</li>
	<li>An increase in retail areas and circulation which takes advantage of level changes</li>
	<li>Decreased podium down to two-levels, providing a more human scale to the street</li>
	<li>Rooftop garden and amenities level</li>
	<li>The removal of the central retail component to open up the development to the street</li>
	<li>The introduction of more retail to Toorak Road to reflect its prominence</li>
	<li>The resolution of tower geometries and interface with amenities and retail</li>
	<li>A target NLA of 4,600sqm (over two floors)</li>
</ul>
According to the planning application the retail has been peeled back to allow the street to extend into the heart of the retail podium with a welcoming entry to Chapel Street.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/old_podium.png" rel="gallery-all" title="Podium of VCAT Scheme. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="264" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/old_podium.png?itok=YTGFKeTW" title="Podium of VCAT Scheme. © Bates Smart" width="580"></a>

<figcaption>Retail podium elevation of VCAT Scheme. © Bates Smart</figcaption></figure><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/new_podium.png" rel="gallery-all" title="Revised retail podium. © Bates Smart"><img alt="" class="image-article-full-width-580px" height="262" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/new_podium.png?itok=FdkfKG40" title="Revised retail podium. © Bates Smart" width="580"></a>

<figcaption>Revised retail podium elevation. © Bates Smart</figcaption></figure><h2>Comment</h2>

Just how high is considered too high? At 193m to LMR The Capitol development would easily surpass Royal Domain Towers on St Kilda road as the tallest high-rise outside of the Melbourne CBD/Southbank and provide a visual landmark and focal point to the South Yarra skyline. It would also set a precedent for more towers of similar height and scale particularly if it can be argued that South Yarra as part of the Plan Melbourne blueprint must facilitate the expected influx of residents to Melbourne via concentrated high-rise development.

Height in particular shouldn't be the core reason for a development's refusal unless it comes at the detriment to the amenity of the street and pedestrian particularly along busy retail strips such as Toorak Road and Chapel Streets. The planning report indicates that "sunlight penetration to footpaths and public open spaces is maintained as per the approved scheme, with cut-outs at the podium level (Level 1) ensuring solar access through to the retail levels below." 

I don't believe I'm alone in suggesting that this could prove to be a game changer for the way activity centres such as South Yarra develop and Apartments.com.au will no doubt be keeping a close eye on the planning process.

A slideshow of earlier schemes is included below.

<h2>Project team</h2>

<ul>
<li>Developer: LK Property Group</li>
	<li>Architect: Bates Smart</li>
	<li>Planning Consultant: Ratio Consultants</li>
	<li>Traffic Consultant: Traffix</li>
	<li>ESD Consultant: Norman Disney &amp; Young</li>
	<li>Wind Consultant: MEL Consult</li>
	<li>Waste Consultant: Leigh Design</li>
</ul>
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The Capitol of South Yarra

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An existing development site has resurfaced seeking approval for a revised planning scheme that would inject a new 199 metre tower into central Melbourne, while also adding two new hotels into the rampant Melbourne market. Gone is the Peddle Thorp-designed 39 level apartment tower with 219 dwellings, replaced by a sleek 56 level tower comprising apartments and 447 new hotel suites.

Conceived for Melbourne-based <a href="http://riversideproperties.com.au/default.asp">Riverside Properties Pty Ltd</a>, 399 Little Lonsdale Street represents the second large-scale project designed by <a href="http://k2ld.com.au/home/">K2LD Architects</a> of late, following the recent planning submission for <a href="/developments/melbourne-vic">1-5 Queen Street</a>, also in Melbourne's CBD.

<h2>Project Summary</h2>

<ul>
<li>Revised plans submitted August 2014</li>
	<li>1,080sqm site currently a commercial car park and at grade space</li>
	<li>Approved 39 level design replaced by 56 level mixed-use tower at 199 metres in height</li>
	<li>A 4-star 207 bed hotel and a 3-star 240 bed hotel</li>
	<li>120 one and two bedroom apartments</li>
	<li>Provision for 90 car parking spaces</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/image58k2.jpg" rel="gallery-all" title="The revised tower at 200 metres. Image courtesy K2LD Architects"><img alt="" class="image-article-full-width-580px" height="855" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image58k2.jpg?itok=pK65x8AQ" title="The revised tower at 200 metres. Image courtesy K2LD Architects" width="580"></a>

<figcaption>The revised tower at 200 metres. Image courtesy K2LD Architects</figcaption></figure><h2>Ownership intrigue</h2>

Riverside Properties have had 399 Little Lonsdale <a href="http://riversideproperties.com.au/current-399.asp">listed upon their website</a> for many years, so much so it's still shown as an intended 20 level building carrying 130 student accommodation rooms. Upon approval of the more recent 39 level, Peddle Thorp designed tower, the site was <a href="http://www.commercialrealestate.com.au/property/2011027121/for-sale/vic/melbourne/development-land/retail?topspot=1">offered for sale via CBRE</a>.

<a href="http://www.cbre.com.au/aboutus/mediacentre/mediaarchives/Pages/Sale-signals-ongoing-offshore-interest-in-Melbourne-development-opportunities.aspx">Heralded as sold</a> to a Singaporean-based investment firm entitled Well Smart Investment Holdings (Melb) Ltd, the current planning application form shows Well Smart Investment to be the applicant with the owner still listed as Riverside Properties Pty Ltd. Part of developer Clement Lee's Melbourne-based portfolio which includes, Riverlee, Asset1 and WTC Group, Riverside Properties Pty Ltd has apparently come full circle at 399 Little Lonsdale Street.

<h2>Design highlights</h2>

Headline changes to the approved development as taken from the Urbis planning report:

<ul>
<li>Changes from retail component at ground floor, to hotel and residential entrance/lobby with concierge.</li>
	<li>Car parking removed from the podium levels to within the basement with car stackers. Hotel and apartment facilities will now activate the podium levels above.</li>
	<li>Removal of all borrowed light from residential apartments.</li>
	<li>Inclusion of a 3 and 4 star hotel providing 447 rooms.</li>
	<li>Decrease in number of residential apartments to 120 one and two bedroom apartments.</li>
	<li>Increase in floor to ceiling heights to improve amenity of rooms and apartments.</li>
	<li>Increase in average apartment size</li>
	<li>Activation of Findlay Lane</li>
</ul>
With increased height the most noticeable change, 399 Little Lonsdale Street also receives a new external skin to all aspects, comprising angulated façade panels which disturbs the otherwise smooth external finish. This random angulation over certain panels will cast differing shadows over the facade providing the tower with a dynamic aspect.

Much emphasis has been placed upon the ground level sphere in the revised planning report with a host of changes included in order to improve podium activation and the public experience. As mentioned the above ground car park allotment has been relocated to a basement facility while hotel suites and apartments will now activate the podium levels above ground.

Podium edges remain activated with hotel facilities and the concierge area creating increased people circulation over the previous scheme, while Finlay Alley will benefit from increased foot traffic as a secondary passageway.

<h2>From the ground up</h2>

<ul>
<li>G - Dual entrances for residential and hotel guests, services, vehicle access to rear of building</li>
	<li>L1 - gym and offices</li>
	<li>L2 - conference facilities</li>
	<li>L3 - restaurant and bar with associated kitchen, meeting rooms and waiting lounge</li>
	<li>L4 - reception for hotel components</li>
	<li>L5-17 - 3 Star hotel suites</li>
	<li>L18 - plant &amp; 3 Star hotel suites</li>
	<li>L19-38 - apartments</li>
	<li>L39 - plant and 4 Star hotel suites</li>
	<li>L40-54 - 4 Star hotel suites</li>
	<li>L55 - 4 Star hotel suites, bar &amp; lounge</li>
	<li>L56 - plant</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/399ltlpt.jpg" rel="gallery-all" title="The 39 level approved scheme. Image courtesy CBRE"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/399ltlpt.jpg?itok=APXOUHDh" title="The 39 level approved scheme. Image courtesy CBRE" width="580"></a>

<figcaption>The 39 level superseded scheme. Image courtesy CBRE</figcaption></figure>Should 399 Little Lonsdale Street eventually gain approval it wouldn't necessarily seem out of place as the adjoining property at <a href="/new-townhouses/272-queen-street-melbourne">272 Queen Street</a> currently holds planning approval for a 210 metre mixed-use tower, although that site has been offered for sale for some time.

In its current form Clement Lee's Riverside Properties Pty Ltd may seek construction for 399 Little Lonsdale Street soon after approval. Another of Mr. Lee's recent developments at 206 A'Beckett Street in the northern reaches of the CBD delivered 278 studio apartments and suites under the newly formed <a href="http://www.pegasussuites.com.au/">Pegasus Apart’Hotel</a> brand.

Considering the relatively low number of apartments located within the revised 399 Little Lonsdale scheme and the possibility that another Pegasus Apart'Hotel may account for one of the two hotel sections, the revised design could in theory gain the necessary pre-commitments to proceed to construction shortly after approval.

<h2>Development team</h2>

<ul>
<li>Developer: Well Smart Investment Holdings (Melb) Ltd on behalf of Riverside Properties Pty Ltd</li>
	<li>Planning: Urbis</li>
	<li>Architect: K2LD Architects</li>
	<li>Traffic: Salt3</li>
	<li>Wind Impact Advice: MEL Consultants</li>
	<li>Waste Management Plan: Leigh Design</li>
	<li>ESD: WSP Sustainable Management Plan</li>
</ul>
Lead image courtesy CBRE.
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399 Little Lonsdale Street hits the heights

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There has been a considerable amount of commentary recently revolving around tall towers, overshadowing and the subsequent impact on amenity in the public domain. With this in mind, Apartments.com.au takes a look at a proposed 25-storey mixed-use tower at 1-5 Queen Street.

Rising a height of 90.75 metres behind the retained facade of the 1872-dated Fletcher Jones building, the applicant is seeking a permit to overshadow Northbank between the hours of 11am and 2pm on the winter solstice. It is worth noting that unlike overshadowing of Southbank during that same time period, it is not strictly prohibited to overshadow Northbank.

The proposal also raises issues as how to best integrate a new architectural intervention with the fabric of a heritage structure. It can be argued that a number of recent high-rise proposals have failed to address this accordingly, with some very ordinary design responses being put forward.

<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/flinders_street_frontage.png" rel="gallery-all" title="Proposed Flinders Street frontage. © K2LD"><img alt="" class="image-article-full-width-580px" height="363" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/flinders_street_frontage.png?itok=WQu1Q9ee" title="Proposed Flinders Street frontage. © K2LD" width="580"></a>

<figcaption>Proposed Flinders Street frontage. Image © K2LD</figcaption></figure>Located on the corner of Queen Street and Flinders Street opposite the Banana Alley vaults, the existing building is covered by Heritage Overlay H01037. The existing building had initially being identified as a C-graded structure in a level 3 streetscape during the Central Activities District Conservation Study of 1984. This grading was confirmed in subsequent reviews and studies undertaken in 1993, 2002 and finally in the Central City Heritage Review of 2011 which resulted in the introduction of heritage controls.

The site heritage impact statement prepared by Lovell Chen goes on to describe why the Cobden Buildings are significant both historically and aesthetically to the Melbourne Capital City Zone:

<blockquote>
The Cobden Buildings are significant historically for their key role in early maritime commerce and governance of Melbourne's ports, with links via the James Jackson family ownership to the very beginnings of Melbourne town and Queens Wharf which once stood opposite these buildings.

Architecturally, although modified, the upper level Is a good and early Italianate Renaissance revival style as applied to an office building, then an uncommon building type in a City of warehouses, residences and shops.
<cite>Graeme Butler and Associates, Central City Heritage Review</cite>
</blockquote>

DD01-A2 (Active Street Frontages) also applies to the site with a particular focus to the Flinders Street frontage the intent of which is outlined below:

<blockquote>
The design objectives of this overlay are:

<ul>
<li>To ensure ground floor frontages are pedestrian oriented and add interest and vitality to city streets.</li>
	<li>To provide continuity of ground floor shops along streets and lanes within the retail core.</li>
	<li>To ensure ground floor frontages contribute to city safety by providing lighting and activity.</li>
</ul>
The requirements of this overlay are:

Buildings with ground-level street frontages to major pedestrian areas must present an attractive pedestrian oriented frontage to the satisfaction of the responsible authority, by providing:

<ul>
<li>At least 5 metres or 80% of the street frontage (whichever is the greater) as an entry or display window to a shop and/or a food and drink premises, or</li>
	<li>At least 5 metres or 80% of the street frontage (whichever is the greater) as other uses, customer service areas and activities, which provide pedestrian interest and interaction.</li>
	<li>Built scale appropriate to the street and pedestrians.</li>
	<li>Clear glazing (security grilles must be transparent).</li>
</ul>
<cite>Heritage Overlay H01037</cite>
</blockquote>

To this end the application attempts to address these considerations by providing a 207 square metre double height retail space which also acts as a buffer to the substation located at ground level. The main entrance for residents is via a new Queen Street lobby with a permeable lobby interface introduced.

<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/queen_street_elevation.png" rel="gallery-all" title="Proposed Queen Street frontage. © K2LD"><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/queen_street_elevation.png?itok=D6B7s_K4" title="Proposed Queen Street frontage. © K2LD" width="580"></a>

<figcaption>Proposed Queen Street frontage. Image © K2LD</figcaption></figure>Included within the planning application is the intended construction of a new two-storey facade along Queen Street which will include angled metal framed glazing to the ground level, with the upper level divided into bays to match those on the Flinders Street elevation. Additionally the elevation will involve a combination of reconstruction, references to window forms and contemporary interpretations of some of the original elements such as parapets.

The modified two storey building will act as a base or 'plinth' for the tower which like other proposals dealing with historically sensitive buildings has employed the strategy of a reflective veil which acts to give the tower a recessive quality by reflecting the immediate context and sky. The intent seems to be to produce the effect of an invisible building with the visually dominant element being the existing 2-storey building.

The crystalline, sculpted form is encased in a transparent grey glazing that also features operable louvres which interrupt the otherwise smooth finish of the facade and provide natural ventilation to create winter garden spaces. The form is derived as a formal and metaphorical translation of the site's address at 1 Queen Street; "One Queen" evoking connotations of jewellery and in this specific instance a diamond form.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/1-5_queen_street.png" rel="gallery-all" title="Various montages of the proposed development. © K2LD"><img alt="" class="image-article-full-width-580px" height="423" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/1-5_queen_street.png?itok=AmRs1MjB" title="Various montages of the proposed development. © K2LD" width="580"></a>

<figcaption>Various montages of the proposed development. Image © K2LD</figcaption></figure>In response to contextual analysis of nearby buildings and the historical base building, the architects have employed setbacks to all three street frontages ranging from between 3.5 to 6 metres from Queen Street, 3 to 5 metres from Flinders Street and 2.7 metres from Tavistock Place. These setbacks all gradually taper out to the property boundaries at the upper levels.

The tower takes advantage of its location in a relatively low-rise area of the city adjacent to the rail lines and river, offering primary views along an expansive east-west axis.

From a pedestrian amenity perspective (as was mentioned earlier) towers are not prohibited from overshadow Northbank. While a permit may be required to do so, the shadow analysis studiy below illustrates the impact that the proposal's shadow will have on the public domain between 11am &amp; 2pm on (curiously) the 22nd June. The winter solstice actually falls on the 21st June.

<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/shadow_studies_22_june_12pm.png" rel="gallery-all" title="Shadow analysis studies 11am-2pm June 22. © K2LD"><img alt="" class="image-article-full-width-580px" height="442" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/shadow_studies_22_june_12pm.png?itok=wkGIuJP_" title="Shadow analysis studies 11am-2pm June 22. © K2LD" width="580"></a>

<figcaption>Shadow analysis studies 11am-2pm June 22. Image © K2LD</figcaption></figure>From 11am onwards the shadows moves from Enterprize Park along the promenade adjacent to the Banana Alley vaults, which themselves are not the most inviting and pleasant of spaces. Should the Banana Alley vaults eventually receive significant improvements, 1-5 Queen Street may well have a detrimental effect on pedestrian comfort and amenity, although this is a moot point for now.

Arguably the most impact is caused just before 2pm when a shadow is cast over Sandridge Bridge which while not ideal, although the bridge is more of a transient space than a space someone would dwell in for any extended period of time. Having been lodged for consideration with City of Melbourne during early July, a final decision is some time off.

<h2>1-5 Queen Street Project Team</h2>

<ul>
<li>Developer: Creative Wealth (Aust) Pty Ltd</li>
	<li>Design: K2LD Architects</li>
	<li>Planning consultant: Urbis</li>
	<li>Heritage consultant: Lovell Chen</li>
	<li>Traffic consultant: Cardno</li>
	<li>Wind consultant: MEL Consultants</li>
	<li>Waste consultant: Leigh Design</li>
	<li>ESD statement: WSP</li>
</ul>
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Jumping at Shadows > 1-5 Queen Street, Melbourne

<html><body>
Melbourne-based property developer BPM is awaiting a final planning decision for what would be their first high-rise project. Submitted during November 2013, 165-167 Gladstone Street South Melbourne - like many other projects proposed for the Fishermans Bend Urban Renewal Area - was in a state of flux up until the State Government's recent announcement of the Fishermans Bend Strategic Framework Plan.

With an initial tranche of Fishermans Bend towers <a href="/news/scores-of-fishermans-bend-apartments-approved">publicly approved last week</a>, BPM would be expecting a final decision soon enough (as is the case with many other developers) in order to move forward with the residential project laced with an international design presence.

<blockquote>
BPM has recently acquired a new site in South Melbourne. The new project will see boutique apartments with a design collaboration between BPM and designers from New York's Meatpacking District.
<cite>BPM</cite>
</blockquote>

<h2>Project 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/image58dko.jpg" rel="gallery-all" title="165-167 Gladstone Street as taken from the planning application. Image © dKO Architects"><img alt="" class="image-article-full-width-580px" height="723" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image58dko.jpg?itok=FNIwTOm4" title="165-167 Gladstone Street as taken from the planning application. Image © dKO Architects" width="580"></a>

<figcaption>165-167 Gladstone Street as taken from the planning application. Image © dKO Architecture</figcaption></figure><ul>
<li>Site of 702sqm currently used as warehouse / photo studio</li>
	<li>Proposed 18 level tower at 58 metres in height</li>
	<li>90 apartments, all with terrace or balcony</li>
	<li>56 * 2 bedroom apartments + 34 * 1 bedroom apartments</li>
	<li>69sqm retail space fronting public realm</li>
	<li>52 vehicle and 29 bicycle spaces</li>
</ul>
<h2>A style all its own</h2>

dKO Architecture have seemingly added a further degree of contrast to the Fishermans Bend precinct which has to date been inundated with curtain wall facades or the unique stylings of Artisan Architects clutch of project within the precinct. The planning application sources New York's 41 Bond Street and London's Bulgari Hotel as design inspiration

Included over the external facade is a grid pattern of textured precast panels which present in an almost retro manner. Possibly not every person's design preference but a welcome contrast nonetheless.

<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/image59dko.jpg" rel="gallery-all" title="Expected materials palette. Image © dKO Architects"><img alt="" class="image-article-full-width-580px" height="93" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image59dko.jpg?itok=m3-uR7s4" title="Expected materials palette. Image © dKO Architects" width="580"></a>

<figcaption>Expected materials palette. Image © dKO Architecture</figcaption></figure><blockquote>
The proposed development employs a contemporary architectural style incorporating a range of materials and finishes to provide visually interesting and textured façades. The materials proposed include varying types of white finish pre-cast concrete with dark grey tender framing elements interspersed with metal through the perforated and slat screens, bronze anodised metal and bronze and grey tint glazing together with clear glazing
<cite>Contour Town Planners</cite>
</blockquote>

Situated within a discretionary height limit area of Fishermans Bend, this is the first public viewing of 165-167 Gladstone Street South Melbourne, which at nearly a year in planning may have been subject to design alterations although not subject to height restrictions.

Regardless 165-167 Gladstone Street South Melbourne is the latest in a slew of projects from BPM. Others including the currently under construction duo of <a href="/buildings/collins-queen-40-collins-street-essendon">Collins and Queen</a> on Essendon's burgeoning Keilor Road apartment strip plus <a href="/buildings/walter-280-neerim-road-carnegie">Walter Carnegie</a>, also a product of dKO Architecture.

<h2>Project team as at November 2013</h2>

<ul>
<li>Architect: DKO Architecture</li>
	<li>Town Planners: Contour Consultants</li>
	<li>Traffic Engineers: Traffix Group</li>
	<li>Environmental Sustainability Consultant: Lucid Consulting Australia</li>
	<li>Environmental Consultants: Alpha Environmental</li>
	<li>Waste Management Engineers: Leigh Design</li>
	<li>Wind Consultants: MEL Consultants</li>
</ul>
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