Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Joel Robinson

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Planning

<html><body>
The City of Melbourne - via its Future (Planning) Committee - has thrown its support behind a development proposal at 407-415 King Street in West Melbourne, albeit with a caveat attached to it by way of a reduction in height.

DCF Property's latest development proposal for a 19-storey tower on the current site of Flagstaff House, would include the internal demolition of the two-storey building which is covered by a heritage overlay. Completed in 1968, Flagstaff House was designed by Yuncken Freeman with the individual heritage overlay (HO842) pertaining to the exterior only. 

The approval paves the way for the construction of a 60m building accommodating 258 hotel rooms, two function spaces on the roof level and a 177 sqm restaurant located on the ground floor. The Fender Katsalidis-designed scheme replaces a previous application which was refused at VCAT in April 2017.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public//pictures/article-images/flagstaff_house_previous.jpg" rel="gallery-all" title="Previous schemes proposed for the site"><img alt="" class="image-article-full-width-580px" height="241" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/flagstaff_house_previous.jpg?itok=GiJr9Xz9" title="Previous schemes proposed for the site" width="580"></a>

<figcaption>Previous schemes proposed for the site</figcaption></figure>First submitted in May 2016, the initial proposal designed by Plus Architecture, sought approval for a 69m high mixed-use tower featuring apartments and hotel rooms. According to the City of Melbourne, 'had a failure appeal not been lodged, the application would have been refused due to significant concerns relating to heritage, built form and design matters'.

One of the key considerations VCAT cited in its verdict, was that any redevelopment of Flagstaff House must provide an appropriate design response and built form outcome. The new proposal seeks a reduced scope of demolition works than previously proposed, with the intent to retain the buttress elements and other notable features determined by VCAT.

The proposed tower is expressed as a single form, rising above and beyond Flagstaff House. The introduction of setbacks and a more proportionally appealing massing, allows Flagstaff House to 'read as a strong element therefore allowing for the real appreciation of it’s form', says the planning officer report.  Additionally, the design and materials proposed are considered 'respectful' and complement Flagstaff House's Modernist architecture. 

<blockquote>
The new tower form can, in my view, be accommodated upon the existing heritage building. The proposal now presents legibly as respecting and responding to the heritage host. The proposed design is evidently in keeping 
with and a complement to the heritage host.

As a form of a contrasting scale, of considerably greater bulk and presence than the host, the evident response to the host building should enable the new presence to be seen as following from 
the host and so to a degree as secondary to the host.

Whilst a smaller building, it is my expectation that the original building will retain a primacy of presence given the responsive composition of the new, which follows directly from that of the heritage host.

- City of Melbourne's Heritage Advisor
</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/407-415_king_street_inline.png" rel="gallery-all" title="The retained Flagstaff House, incorporated into the new hotel design. Planning image: FK Architects"><img alt="" class="image-article-full-width-580px" height="334" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/407-415_king_street_inline.png?itok=tve4fnqr" title="The retained Flagstaff House, incorporated into the new hotel design. Planning image: FK Architects" width="580"></a>

<figcaption>The retained Flagstaff House, incorporated into the new hotel design. Planning image: Fender Katsalidis</figcaption></figure>FK are proposing a material palette which comprises clear and feature glazing, a combination of black steel paint and anodised finishes based on the existing heritage elements. A bronze metal canopy will provide a flourish of colour to the streetscape.

The City of Melbourne's Urban Design team also expressed their support for the amended design noting the additional ‘bay’ to the upper floor facades and the removal of service louvres to King and Batman Street have resulted in an improved outcome which satisfies previous feedback provided. Interestingly, the Urban Design team didn't express any concern regarding the proposed height.

Despite its general support, the City of Melbourne is seeking a reduction in height down to 53m (excluding the lift overrun) or the equivalent of two-storeys. According to planning officers, the 53m height will also ensure that 'the proposed tower steps down from the adjoining (development at Flagstaff Green) which is at a height of approximately 66m'.
</body></html>

Laurence Dragomir

A challenging West Melbourne site finally finds favour with Council

<html><body>
The Minister for Planning, Richard Wynne, and the Member for Albert Park, Martin Foley, this morning launched the new Fishermans Bend Planning Framework at South Melbourne Primary School forecourt. 

This follows 12 months of extensive public consultation which also included a Planning Review Panel process, attracting over 250 submissions. The Framework will also be supported by an infrastructure funding plan to be announced at a later date.

Fishermans Bend represents Australia’s largest urban renewal project and seeks to capitalise on its proximity to the Melbourne CBD, Docklands and Southbank. The urban renewal precinct spans two municipalities across the City of Melbourne and the City of Port Phillip. By 2050 it will be home to around 80,000 residents and provide jobs for 80,000 people.

Fishermans Bend will see the delivery of the equivalent of 60 MCGs worth of new open space, in addition to housing diversity and typologies to ensure Fishermans Bend doesn't become simply another high-rise suburb. It will also include a six per cent affordable housing target for all new developments, with the potential for developers to opt into a Floor Area Uplift via delivery of affordable housing.

The new Framework was developed to guide the vision for Fishermans Bend over the course of the next 30 years, with a real focus on building a community that is supported by new primary and secondary schools, public transport and walking and cycling links.

Already the South Melbourne Primary School has been delivered, with a new park within Montague near complete. Planning is already underway on a new secondary school within what will become the Wirraway Precinct adjacent to JL Murphy Reserve.

Twenty-six tower proposals were ‘called in’ by the Minister for Planning earlier this year and will now be assessed by a Standing Advisory Committee against the new planning controls, which were also announced this morning.

The release of the Framework and Planning Controls for Fishermans Bend follows the establishment of the Fishermans Bend Development Board in August this year. The Board's role will be to provide guidance on the planning and development of the urban renewal precinct, in addition to community engagement and providing advice on the preparation of Precinct Plans and major decisions for Fishermans Bend.

The board will be led by Ms Meredith Sussex AM as Chair. Ms Sussex is joined by a team of five experts in planning, industry, finance and transport: Ms Cheryl Batagol PSM, Ms Janet Bolitho, Mr Gary Liddle, Mr Martyn Myer AO and Ms Susan Oliver.

Urban.com.au will provide further analysis however in the meantime, see the framework on <a href="https://www.fishermansbend.vic.gov.au/">fishermansbend.vic.gov.au</a>. 

<h2>What they say...</h2>

<blockquote>
We’re fixing the mess Matthew Guy created when he rezoned swathes of land overnight to benefit a few fortunate land holders, in actions roundly condemned by an independent review panel.

This Framework will make Fishermans Bend a community – rather than a concrete jungle – with schools, public transport and green, open spaces to meet friends and kick a footy.

-  Richard Wynne, Minister for Planning 
</blockquote>

 

<blockquote>
Matthew Guy’s dodgy rezoning was an absolute disaster - which is why we’re making sure the planning changes needed to protect Fishermans Bend are enshrined in law, so that this community can continue to grow and flourish.

I thank everyone who contributed to the Framework and helped save Fishermans Bend from the Liberal Party.

- Martin Foley, Member for Albert Park
</blockquote>

Lead Image: Lensaloft via fishermansbend.vic.gov.au
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Fishermans Bend Framework and Planning controls finalised

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Last week's announcement of the <a href="/news/victorian-government-unveils-suburban-rail-loop-election-proposal">$50 billion, 90-kilometre long Suburban Rail Loop</a> by the Victorian State Government, has generated a flurry of opinion and counter-opinion.

As a Sydneysider, I thought I’d offer my view from outside your Melbourne bubble.

A key question is: What does the Suburban Rail Loop signal about the future of Melbourne, assuming it is built over the next 30 years?

Despite the obvious pre-election timing, this is an uncannily forward-looking plan with a range of city-shaping implications.

Firstly, there is a strong connection to existing planning strategy in that it reinforces current efforts to focus housing, jobs and additional quality of life opportunities around prominent middle-ring centres.

The idea is, of course, that this provides more ‘work and play’ options within range of more people all over the metro area. It also gives more shape to Melbourne’s relatively flat, low-density suburban sprawl. Youch.

With or without the Suburban Rail Loop, you’re already on this path: the NEICs (National Employment and Innovation Centres) and <a href="/news/top-20-melbourne-suburbs-with-the-largest-development-pipeline">fully stocked apartment supply</a> around suburban centres attest to this.

Basically, it looks like your Great Big City Centre - the hub of the Melbourne metro area - is getting meatier middle-ring satellites with a broader range of activities, jobs and housing - the spokes of this big hub. This is a fairly classic urban shape - a big centre orbited by suburban nodes which balance the centre’s mass, connected to it by a radial mass transit system.

Here steps into this picture the Suburban Rail Loop, cutting an arc across these radial lines and stringing together these newly-boosted suburban centres. By connecting these ‘spokes’, the rail loop forms the rim of the wheel and so better distributes passenger loads across the rail system, reducing CBD transfers and enabling cross-town trips.

With the Suburban Rail Loop, Melburnians can orbit their Great Big City Centre using mass transit, passing through a series of walkable and built up suburban nodes.

It forms a metropolitan transit grid - a metropolitan-scale ‘metro’ of sorts... About that ‘metro’: 

<h2>METRO RAIL, COMMUTER RAIL &amp; THE BUILT ENVIRONMENT</h2>

Metros rely on an interwoven network of lines to enable point to point journeys.

In contrast, Melbourne’s rail system resembles a traditional commuter rail system; its lines are arranged radially around the Great Big City Centre, shuttling large loads of people in and out.

Although Melbourne does have some large-ish suburban nodes on these radial lines, such as Box Hill, South Yarra, Caulfield, Dandenong and Footscray, it largely follows this pattern.

If you live along a line that suburban centre is on, that’s fine, but for all other journeys, the only realistic option is to drive or be driven.

<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/melbourne-rail-network-with-srl-web-1_-_by_philip_mallis.png" rel="gallery-all" title=" maps.philipmallis.com "><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/melbourne-rail-network-with-srl-web-1_-_by_philip_mallis.png?itok=Xc7aLLKI" title=" maps.philipmallis.com " width="580"></a>

<figcaption>This diagram by Philip Mallis shows the effect of the Suburban Rail Loop on Melbourne's radial train system. Source: maps.philipmallis.com </figcaption></figure>On top of this, post-war car-oriented growth means many suburban centres aren’t even on a train line. Chadstone, Doncaster and Monash University in Clayton spring to mind.

The Suburban Rail Loop then breaks with Melbourne’s traditional metropolitan form.

<h2>Another thing about metros - they need a compatible urban environment.</h2>

Metros are too expensive to string through low-density environments.

Largely, they need to collect enough people on foot and deposit them at points across the network, again to destinations reachable on foot.

Melbourne’s Great Big City Centre is well-suited to walking with many destinations and an amenable environment, but most of the rest of the metro area requires road-dependent collection and distribution.

A built up, walkable urban environment is compatible with, and justifies the cost and capacity of, high-frequency rail service, but is incompatible with car-dependent transport.

<h2>Why is this?</h2>

Well, roads have a low capacity. They fall over when they are asked to carry lots of people to the same place at the same time.

They require a spread out urban environment to cater to dispersed trips. Think about the scale of ramps, carparks, and feeder roads required to serve your typical Westfield shopping centre, or the ramps and arterial roads to support a motorway. Contrast this to how many people cram into stairwells at Flinders St Station to access the platforms. Then, imagine if those people were all in cars with one or two people in them - you can barely fit a single car in one of these stairwells. People on foot, by contrast, are extremely space-efficient.

Roads are flexible, excelling at carrying distributed point to point trips, but are highly space inefficient with a low inbuilt capacity. 

A car-dependent environment must necessarily be spread out or else it overwhelms the roads that support it.

<blockquote>
The urban environment is shaped by transport, and transport shapes the urban environment. Simples.
</blockquote>

The Suburban Rail Loop, therefore, applies pressure on the places it serves to be more focused, with a range of activities and housing within walking distance, to justify its cost and capacity.

This signals a shift to a more 'Apartments.com.au' - at least a more urban ‘middle Melbourne’ complementing its Big Centre. Might this even put the brakes on your ever-spreading suburban footprint?

Looking to the future, perhaps <a href="/guides/weekly-podcast-episode-28-gogets-justin-passaportis-and-joshua-brydges">driverless cars</a> at each end of a person’s cross-town transit journey will vastly extend the catchment of these nodes.

<h2>SOME CAUTIONARY LESSONS FROM SYDNEY</h2>

From a Sydney point of view, there’s one last note I’d like to make:

By pre-emptively striking to secure a more Apartments.com.au, especially in the middle-ring, your city has more control and power over the resulting built environment once this direction matures.

Rail performs best when it is positioned at the heart or direct edge of a centre, plugged into its walkable streets, while arterial roads should skirt around centres at a respectful distance with link roads striking into edge-of-centre parking (much like a suburban shopping mall).

Sydney hasn’t managed this distinction very well.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public//pictures/article-images/img_00511782.jpg" rel="gallery-all" title=" Posted with Permission from an Anonymous Source"><img alt="" class="image-article-full-width-580px" height="580" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/img_00511782.jpg?itok=aPjVFxzt" title=" Posted with Permission from an Anonymous Source" width="580"></a>

<figcaption>Strathfield in the middle ring of Sydney. Poorly managing densification results in poor outcomes like this. Source: Posted with Permission from an anonymous source.</figcaption></figure>A large part of Sydney’s middle-ring looks like this - a haphazard mess of roads, density and traffic - especially outside the posh bits of the city. 

We started densifying around suburban centres decades ago, but the process has been unstructured, haphazard and often vision-less.

<blockquote>
Dense places must be walkable and have regularly-used services set into this environment. Otherwise, people will opt to drive, and with so many cars hitting the road, road network quickly become overwhelmed. Then, you have the undesirable situation where particulate matter from constant traffic enters the lungs of the people that live within its catchment. It’s not a good combo. 
</blockquote>

This has happened in many parts of Sydney, especially outside the posh areas - reinforcing another Sydney specialty - spatial inequality - and it provides a cautionary tale of what not to do.

Your city, on the other hand, has a positive vision that, coupled with good urban design, might hopefully avoid your northern neighbour’s pitfalls.

Melbourne, with Metro 1 (and hopefully Metro 2) allowing very frequent radial train service, plus a frequent Suburban Rail Loop, will have the necessary infrastructure to support enriched clusters of activity and housing, knitted into a metropolitan transit grid.

The Suburban Rail Loop is ambitious but full of potential.

Well done to you Melbourne, you are now entering a higher orbit.
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ModernBradfield

Does the Suburban Rail Loop Signal a More 'Urban.com.au'? 

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Relic in the sense that 96-102 Franklin Street was an application that dated back prior to the implementation of current planning laws which dictate the shape and feel of inner Melbourne's built form.

The Franklin Street application had originally reached planning during 2015, under the tenure of the previous Minister for Planning. Sought then was a <a href="/news/plus-architectures-shimmering-burbank-house-proposal-revealed">slimline residential tower designed by Plus Architecture</a> for residential developer Burbank.

Plus Architecture's interpretation consisted of a 177 metre, or 57 storey tower. Included were 270 dwellings set closely behind the existing building's historic facade.

<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/franklin2_0.jpg" rel="gallery-all" title="Plus Architecture's Franklin Street proposal is consigned to history"><img alt="" class="image-article-full-width-580px" height="891" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/franklin2_0.jpg?itok=EosoIwX_" title="Plus Architecture's Franklin Street proposal is consigned to history" width="580"></a>

<figcaption>Plus Architecture's Franklin Street proposal is consigned to history</figcaption></figure>Mirroring the sentiment at the time toward planning and development, particularly in the norther reaches of Melbourne's CBD, Burbank's application looked to maximise the built form onsite.

Akin to other projects that have transitioned through the period of planning law upheaval, 96-102 Franklin Street has been redesigned to a point where a planning permit was granted for a considerably altered tower form. Burbank have chosen to further amend the design of the site to a point where Melbourne City Council will preside of the fate of the current application.

The amended tower is less than 25,000 square metres and therefore Melbourne City Council will determine whether the latest Peddle Thorp-designed version will grace Melbourne's skyline. Peddle Thorp was also responsible for the design of Burbank's high density Mosaic Living project in Dandenong.

96-102 Franklin Street in its shortened form is now expected to include 26 offices tenancies across floors one to nine, with the balance of the 22 storey tower including 72 apartments.

<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_16.jpg" rel="gallery-all" title="The comparatively modest Peddle Thorp-designed tower in situ"><img alt="" class="image-article-full-width-580px" height="398" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image2_16.jpg?itok=iACxSPBu" title="The comparatively modest Peddle Thorp-designed tower in situ" width="580"></a>

<figcaption>The comparatively modest Peddle Thorp-designed tower in situ</figcaption></figure>In addition to its vastly abbreviated height, the tower setback to the street has been expanded to 12 metres, allowing for the retention of both facade and interiors of the existing building to that depth. Serving as Burbank's CBD presence for many a year, the revised application also intends to remove the 'Burbank House' signage from the exterior.

Although Burbank may not be lost to the site. A 587 square metre commercial design studio and associated courtyard is designed into the ground floor; this will likely allow the current Burbank Edge Studio to remain onsite post development.

96-102 Franklin Street's pending final outcome effectively removes it from a dwindling list of planning applications predating the current planning law era that are still seeking resolution. Most notable are 139-141 Franklin Street and Southbank's 158 City Road which are both at appeal.
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silvermb

Cut down: A Franklin Street planning relic comes down to earth

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City of Melbourne are processing a gaggle of towers that are at planning and looking to make their mark on the skyline in years to come.

Across Melbourne and West Melbourne the applications combined have the ability to add hundreds of apartments, plus a considerable lump of short stay accommodation. In fact four of the five towers include hotel accommodation, amounting to 1,000 plus additional rooms.

Each of the towers in planning is outlined below:

539-545 Flinders Lane Melbourne 

<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/image245_0.jpg" rel="gallery-all" title="Image: CBRE"><img alt="" class="image-article-full-width-580px" height="371" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image245_0.jpg?itok=sIVhqTIe" title="Image: CBRE" width="580"></a>

<figcaption>Image: CBRE</figcaption></figure>Hotel and serviced apartment accommodation is planned for a significant development site fronting Flinders Street.

Demolition is expected across 540 Flinders Street and 539-545 Flinders Lane for the delivery of two towers of 24 and 32 levels. 476 hotel rooms and 99 serviced apartments are expected across the 1,741 square metre site.

CBRE marketed the site during 2016.

45-55 Dudley Street, West Melbourne

<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/image241.jpg" rel="gallery-all" title="Image: Savills"><img alt="" class="image-article-full-width-580px" height="372" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image241.jpg?itok=sFdRo5U7" title="Image: Savills" width="580"></a>

<figcaption>Image: Savills</figcaption></figure>United Asia Group is pushing for approval for the 1,304 square metre site after initially being rebuffed by City of Melbourne.

Having paid approximately $20 million for the Flagstaff City Inn, an application went before Council late last year for what is expected to be a 32 level tower with 189 apartments and 40 hotel rooms in tow. 45-55 Dudley Street is now noted as being at appeal after having failed its initial planning run.

Agent Savills sold the site last year, setting a new a new land record of approximately $15,000 per square metre for West Melbourne in the process.

372-378 Little Bourke Street, Melbourne

<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/image242_2.jpg" rel="gallery-all" title="Image: Doig Architecture"><img alt="" class="image-article-full-width-580px" height="271" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image242_2.jpg?itok=KoQbzkqx" title="Image: Doig Architecture" width="580"></a>

<figcaption>Image: Doig Architecture</figcaption></figure>Berjaya Developments is believed to be behind a new office tower is planned to sit above the Hardware Lane precinct.

372-378 Little Bourke Street also spills onto Niagara Lane, with the current low-rise retail tenancies expected to be replaced by a predominantly commercial development spanning 18 levels. The slender yet long site will include retail tenancies along its ground level plane.

Doig Architecture have created the tower's design.

475-485 Flinders Lane, Melbourne

<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/image246_1.jpg" rel="gallery-all" title="Image: Google"><img alt="" class="image-article-full-width-580px" height="402" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image246_1.jpg?itok=9x_HjVch" title="Image: Google" width="580"></a>

<figcaption>Image: Google</figcaption></figure>The Flinders Lane proposal went to planning earlier this year with the expectation of yielding 391 new hotel suites within a 27 level tower. Also fronting Highlander Lane, the application directly south of Rialto Towers would replace an existing 4 level commercial building.

Date of first documented occupation onsite spans back to 1839, and consequently the site holds heritage significance "for its potential to contain historical archaeological remains associated with the settlement and growth of early Melbourne. Under the terms of the Heritage Act 2017 there is protection for all historical archaeology sites and objects in the state."

The application includes basement levels.

407-415 King Street, West Melbourne

<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/image244_1.jpg" rel="gallery-all" title="The rejected design. Image: Plus Architecture"><img alt="" class="image-article-full-width-580px" height="390" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image244_1.jpg?itok=3iIHkGK9" title="The rejected design. Image: Plus Architecture" width="580"></a>

<figcaption>The rejected design. Image: Plus Architecture</figcaption></figure>Developer DCF Property initially tried to <a href="/news/dcf-property-looks-to-capitalise-atop-flagstaff-hill">gain approval for an 81 metre tower</a> onsite during 2016. With that Plus Architecture-designed tower also rebuffed by City of Melbourne, a new and yet to be seen application was submitted late last year.

Much like the initial application, partial demolition is sought for the corner site which plays host to a two to three storey building which carries an individual Heritage Overlay.

Whereas the initial application included both hotel capacity and apartments, the current multi-storey application is dedicated to hotel use. It is expected that the most recent design would be significantly lower in height.
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Five Melbourne towers at planning to watch out for

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Laurence and I discuss the news in Melbourne this week.

We're getting toward the end of 'developing' Docklands, Southbank Boulevard changes kick off, Infrastructure Victoria has surprisingly gone out early for its first 30-year strategy refresh and shots fired! - the Victorian state opposition has announced their first public transport-focused election initiative.

And remember to subscribe to the Apartments.com.au podcast through your favourite podcasting app - just search for Apartments.com.au.

<iframe allow="autoplay" frameborder="no" height="166" scrolling="no" src="https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/470561079&amp;color=%23ff5500&amp;auto_play=true&amp;hide_related=false&amp;show_comments=true&amp;show_user=true&amp;show_reposts=false&amp;show_teaser=true" width="100%"></iframe>
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Alastair Taylor

Weekly Podcast: Episode 23 - Docklands, Southbank Boulevard, Infrastructure Victoria and Cranbourne-Clyde

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26-56 Queens Parade has found planning resolution, with developer GURNER gaining approval via VCAT for the site which still remains steeped in controversy.

The success at VCAT comes after a marathon planning stint, seeing local discontent, intervention from Victorian Planning Minister Richard Wynne and ultimately VCAT deciding call. The Fitzroy North site can now progress to redevelopment for the purposes of 263 dwellings over the sprawling site.

Buildings of eight, nine and 10 storeys are approved, a far cry from the much denser 16 storey development that initially went to planning with 476 apartments in tow.

26-56 Queens Parade's path to approval was stymied after Victorian Planning Minister Richard Wynne intervened three days prior to the project's initial VCAT hearing, restricting any development over the site to 10 storeys.

<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/image26_9.jpg" rel="gallery-all" title="26-56 Queens Parade. Image: Cox Architecture"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image26_9.jpg?itok=8lsjv6CB" title="26-56 Queens Parade. Image: Cox Architecture" width="580"></a>

<figcaption>26-56 Queens Parade. Image: Cox Architecture</figcaption></figure>In a strongly worded press release, the developer has insinuated that the move by the Planning Minister was a politically motivated exercise, owing to the development falling within the minister's electorate. Ultimately GURNER cycled through a handful of planning sets and two architects prior to finding approval.

26-56 Queens Parade and nearby developments have been vehemently opposed by residents action groups such as Protect Fitzroy North.

With approval in the pocket, developer Tim Gurner has gone on the offensive once more, berating the planning process.

<blockquote>
It has been a challenging process for us but in terms of the actual effect on the project it is insignificant compared to the costs incurred by Council, taxpayers and other stakeholders.

For the Minister to claim that a project is of State Significance to warrant intervention and waste so much time and money for an outcome that represents just a 9 percent reduction in massing is ludicrous, however we are pleased with the outcome and believe this new design will deliver on our vision a world-class precinct for the area.

We held information sessions which the locals boycotted, then accused us of being closed to discussion – it was an intense period and one that we had never encountered before.

It is imperative that strategic planning is not affected by political intervention, particularly when the Planning Minister is conflicted and using his political power to influence planning matters in in his own electorate, when developers are acting within the Minister’s own planning guidelines.
</blockquote>

Comment was sought from the Planning Minister but no response was received prior to publishing.

Further project particulars see a 450 square metre central public place which includes dining and retail spaces. GURNER and Cox Architecture's approved scheme includes 23,250 square metres of Net Sellable Area and two basement levels.

GURNER have indicated the project will initiate sales during 2019 with construction also expected to begin the same year.

<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/image31_12.jpg" rel="gallery-all" title="Site aerial and new street level finish. Images: Yarra City Council and GURNER"><img alt="" class="image-article-full-width-580px" height="272" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image31_12.jpg?itok=v9B7GiQf" title="Site aerial and new street level finish. Images: Yarra City Council and GURNER" width="580"></a>

<figcaption>Site aerial and new street level finish. Images: Yarra City Council and GURNER</figcaption></figure>Diagonally opposite the freshly approved site, GURNER is also pushing the merits of another site at planning. A new mixed-use building at 81-89 Queens Parade is planned, accounting for a 3,201 square metre triangular site that also fronts George Street.

Cox Architecture was also tasked with design duties, including a 1,732 square metre supermarket at ground level, 4,074 square metres of commercial office space and 110 serviced apartments.

If Gurner chooses to operate the serviced apartment component directly, it would represent the developer's first foray into the field. 81-89 Queens Parade's cost of development is estimated to be just shy of $30 million.
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Resentment remains as GURNER gains approval for Queens Parade

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Following the introduction of new planning and density controls in Melbourne's Central City Zone last year, architeePlan Melbourne forecasts Melbourne's population to hit 10 million by 2051, carrying with it an additional 1.5 million jobs that need to be accommodated within an increasingly changing workforce. This has spurred the demand for both new commercial stock and the revitalisation of older commercial developments with Melbourne City Council’s data showing that 25 buildings are currently under construction within the Hoddle Grid.

Urban.com.au spoke to <a href="/architects/bates-smart">Bates Smart</a> Director Julian Anderson, who shared his insights into the impacts of Victorian planning controls on the future of the city’s commercial opportunities.

Despite the best of intentions, says Anderson the planning controls that were introduced last year relating to the permissible size of developments in the <a href="/new-apartments/melbourne-vic">CBD</a> and <a href="/new-apartments/southbank-vic-3006">Southbank</a> are having a significant impact on Melbourne’s skyline. The controls were brought in to arrest construction of a wave of residential towers on the north and western edges of the city — towers that "display little regard for liveability for their inhabitants or the public." 

The Victorian Government’s intention is to “provide improved public amenity and deliver consistency and certainty that will ensure our city grows in a way that enhances all that make it the world’s most liveable city”.

The aspirations are laudable, says Anderson particularly in light of recent developments completed in the CBD which have been up to four times larger than the new controls would allow under a 18:1 plot ratio. In basic terms, the new provisions allow a maximum of 18 square metres of floor area to be developed for every square metre of site area. For example, a 2,000 sqm site can deliver a maximum of 36,000 sqm of floor area. More floor area will be permissable if additional public or strategic benefit is provided such as public open space, affordable housing or commercial office space.

One unintended outcome however, notes Anderson, has been the impact on the viability of commercial office towers, not with respect to height but rather when applying the setbacks required under the controls. This lead to Bates Smart undertaking the assessment of sites within the Hoddle Grid which are feasible for commercial development with a 1,500sqm NLA floorplate which based on their experience is the minimum required by both developers and tenants.

The office initially undertook an assessment of the impact of the new controls on residential development for their existing clients but realised it would be new commercial office developments which would be most impacted. As a comparison, the current crop of office developments which are under construction (save for one or two) were all permitted under the previous planning regime but wouldn't meet the setback requirements of the new controls.

Based on benchmarking their own office developments, Bates Smart determined that to achieve a 1,500sqm floorplate, a site of 3,000sqm would be required to achieve the necessary setbacks. Then a process of subtraction was undertaken, sites with development permits, landmark civic buildings, existing high-rise towers, strata titles were excluded and the potential for site consolidation was also considered. "The result?" says Anderson, fewer than six potential sites that could accommodate a viable commercial office tower.

<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/180507_city_development_study_small-10.jpg" rel="gallery-all" title="Bates Smart's development study highlights sites capable of accommodating office development. Image: Bates Smart"><img alt="" class="image-article-full-width-580px" height="437" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/180507_city_development_study_small-10.jpg?itok=wgeGO_md" title="Bates Smart's development study highlights sites capable of accommodating office development. Image: Bates Smart" width="580"></a>

<figcaption>Bates Smart's development study highlights sites capable of accommodating office development. Image: Bates Smart</figcaption></figure>One possible solution is to introduce two distinguishable sets of planning controls for residential and commercial development in the central city. The requirements for office developments with respect to privacy, natural light and adjacencies to other buildings are not as onerous as they are for residential buildings.

Anderson believes if nothing is done landowners will  eventually realise many sites can’t be developed, which will trigger the amalgamation of adjoining sites to maximise development potential. This however leads to protracted negotiation periods, slower development times and fewer opportunities.

Similarly, we may see more developments relying on the purchase of “air rights” — the underutilised space above a building. An adjacent owner can purchase those air rights to enable construction of part of their building into that space. Another potential corollary is the delivery of more slender residential towers because the controls also dictate that the taller a building, the further it must be set back from its boundaries.

Anderson cites New York, where amalgamated sites or those subject to development resulting from the purchase of air rights brought about a raft of super-slim towers. These are very costly because of additional structural requirements and the effects of wind on their slender forms.

As well, the proportion of structure to floor area cuts the net saleable area. This drives developers to build higher in an attempt to claw back profit forgone from lost floor space. Matching the high construction costs are the sky-high prices of $US4 million for a two-bedroom apartment on the 10th floor of a midtown apartment block or $US20 million for a two-bedroom apartment on the 50th floor of a midtown tower, for example.

Melbourne has its own example of this new tower form, with the Bates Smart'-designed Collins House site at <a href="/buildings/collins-house-melbourne-460-466-collins-street-melbourne">466 Collins Street</a>. Approved under the previous planning scheme, the 57-storey apartment building is under construction and when complete, will be the world’s fourth slimmest tower.

Anderson says Melbourne’s future and title as a liveable city lies in our ability to plan for the careful expansion of the city and to find opportunities to relax our planning controls. This would allow for major urban regeneration projects to flourish and accommodate our future needs.

<h2>What they say</h2>

<blockquote>
Our research and recent experience has established that developers and tenants are looking for floorplates sized no less than 1,500sqm NLA in CBD zones. There are several factors driving this area requirement. 
Reasonably, developers require a level of pre-commitment from tenants prior to embarking on projects.

These tenants seeking floorplates that minimise distribution of staff across multiple floors. These floorplates can cater to over 100 people and offer open-plan floor space with good access to natural light and views to assure physical and mental wellbeing of the occupants.

The challenge with the planning controls is that rather than stimulating commercial development in the CBD, it stifles it. A floorplate of 1,500sqm under these controls requires a site area of around 3,000sqm. However, by the time you factor in the setbacks and other height controls, there are very few developable sites remaining.

In recent months, our team has conducted research establishing that there are fewer than six potential sites in the CBD that will support development over 80m in height, with floorplates not less than 1,500sqm in area. We concur with various industry sources on predictions that the commercial pipeline could be exhausted in the next decade.

- Julian Anderson, Director Bates Smart
</blockquote>

<blockquote>
It’s predicted that demand for commercial office space in the CBD will almost double over the next 30-35 years – this means Melbourne’s city will need an additional 4 million sqm of commercial space to match demand, largely driven by a booming population and forecast jobs growth.

This is a major challenge for Melbourne and we continue to work with the Victorian Government and the City of Melbourne to ensure that our planning processes not only reflect the needs of the market but can support the needs of our growing city into the future.

- Roger Teale, Property Council of Australia, Victorian President
</blockquote>
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Bates Smart's Julian Anderson discusses commercial development feasibility in Melbourne's central city

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<h2>Heidelberg Heights</h2>

Banyule City Council are advertising a recent planning application that looks to bring additional high density living to Heidelberg Heights. Adjacent to Caydon's high-rise Ivanhoe Apartments, the prospective seven level apartment block is designed by MAP Architecture.

The $11 million proposal is described as an "excellent opportunity to realise State and Local Planning Policy intent for the intensification of land within the Heidleberg Activity Centre." It would add further to the area's growing impetus as an apartment hub, as was <a href="/news/heidelberg-the-quiet-achiever-apartment-market-ticks-over-once-more">highlighted by Urban recently</a>.

455 Upper Heidelberg Road includes 29 apartments split between six 1 bedroom, sixteen 2 bedroom and seven 3 bedroom options for developer Venture Lane Pty Ltd.

<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/image63_6.jpg" rel="gallery-all" title="455 Upper Heidelberg Road. Planning image: MAP Architecture"><img alt="" class="image-article-full-width-580px" height="342" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image63_6.jpg?itok=aQYMZFIs" title="455 Upper Heidelberg Road. Planning image: MAP Architecture" width="580"></a>

<figcaption>455 Upper Heidelberg Road. Planning image: MAP Architecture</figcaption></figure><h2>Doncaster East</h2>

A 2015 proposal to add 42 further dwellings to Doncaster East is approaching a final planning outcome.

Manningham City Council planners have recommended the approval of an apartment and townhouse development across 15-21 Andersons Creek Road; the site is currently home to Ichiban Japanese Restaurant. Reaching six levels at its highest point, the application which is valued at $12 million is split equally between 21 apartments and 21 townhouses.

2BScene Design's scheme garnered 33 objections, although a report tabled before Council concludes that "the proposal complies with the relevant planning policies in the Manningham Planning Scheme and should be supported."

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public//pictures/article-images/image64_6.jpg" rel="gallery-all" title="15-21 Andersons Creek Road Doncaster East. Planning image: 2BScene Design"><img alt="" class="image-article-full-width-580px" height="281" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image64_6.jpg?itok=X6wOh1fO" title="15-21 Andersons Creek Road Doncaster East. Planning image: 2BScene Design" width="580"></a>

<figcaption>15-21 Andersons Creek Road Doncaster East. Planning image: 2BScene Design</figcaption></figure><h2>South Yarra</h2>

Forrest Hill Precinct within South Yarra is set to gain another higher density development with plans lodged for a mixed-use building at 17 Yarra Street.

The $15 million build would account for a relatively small site that abuts the 25 level Yarra House, with a swag of other similar sized residential towers in the immediate area. Office space and apartments figure within the application; limited commercial development has taken place within the precinct thus far, with residential the overwhelmingly favoured outcome.

Wando Development Co has been listed as the entity behind the development.

<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/image66_8.jpg" rel="gallery-all" title="17 Yarra Street. Image: Google"><img alt="" class="image-article-full-width-580px" height="354" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image66_8.jpg?itok=4QsDepCP" title="17 Yarra Street. Image: Google" width="580"></a>

<figcaption>17 Yarra Street. Image: Google</figcaption></figure><h2>Richmond</h2>

Salta Properties has made a move on its latest project, lodging plans for a sizeable office development on Church Street. The $90 million development includes three buildings ranging between four and fourteen storeys, in addition to retail, cafe and a child care centre spaces.

459-467 Church Street hit City of Yarra's planning desk earlier this month.

Fairfax last week <a href="http://v">reported</a> that the intended development includes 23,500 square metres of office space which stretches east of Church Street to incorporate a second frontage at 20-26 Brighton Street. The bulk of the site is divided between an open air car park and a group of low-rise buildings.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public//pictures/article-images/image68_10.jpg" rel="gallery-all" title="459-467 Church Street. Image: Salta Properties"><img alt="" class="image-article-full-width-580px" height="327" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image68_10.jpg?itok=0xe39NKU" title="459-467 Church Street. Image: Salta Properties" width="580"></a>

<figcaption>459-467 Church Street. Image: Salta Properties</figcaption></figure>
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Melbourne planning and development news in brief

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The Hills Shire Council is going through the process of facilitating the delivery of larger apartment towers at Baulkham Hills.

Developer Mulpha Norwest has sought to increase the size of future towers within its next development sub precinct which is known as 'The Greens'. It will form part of the <a href="https://www.smh.com.au/business/companies/mulpa-embarks-on-3b-new-developments-at-norwest-20171024-gz73wk">wider push to create a $3 billion development </a>within Baulkham Hills' Norwest Business Park in order to create a smart city and participate in the growth of the western Sydney corridor.

Currently <a href="https://www.thehills.nsw.gov.au/Building/Major-Plans-on-Exhibition/Current-Plans-on-Exhibition/The-Greens-Planning-Proposal-Part-40-Solent-Circuit-Baulkham-Hills-DCP-Amendments-Draft-VPA-52015PLP">documents are on exhibition</a> that would pave the way for the 3.77 hectare site at 40 Solent Circuit to include nine buildings ranging in height from 8 levels up to 26 levels.

Increasing the maximum permissible building height from RL 116 metres to RL 176 metres would allow for residential towers to reach up to 26 levels or approximately 80 metres. The associated floor space ratio would also expand to 2.9:1.

As a result as many as 864 apartments are envisaged, as it 6,000 square metres of commercial floor space that would create near on 200 additional jobs. The 6,000 square metres is split between business premises, a child care centre, health consulting rooms and medical uses,recreation facilities, restaurants or cafes and shops.

<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/image172_0_0.jpg" rel="gallery-all" title="Jackson Teece's design for 2-6 Maitland Place"><img alt="" class="image-article-full-width-580px" height="723" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image172_0_0.jpg?itok=q2AWi417" title="Jackson Teece's design for 2-6 Maitland Place" width="580"></a>

<figcaption>Jackson Teece's design for 2-6 Maitland Place</figcaption></figure>The revised tower heights for 'The Greens' would see the sub precinct fall into line with other towers nearby. Urban earlier this year <a href="/news/more-apartments-flood-into-norwest">highlighted a development application</a> backed by Mulpha Norwest for 2-6 Maitland Place.

The Maitland Place proposal is slated to reach 23 levels and include 131 apartments split between 32 studio or single bedroom, 72 dual bedroom and 27 triple bedroom apartments. Designed by Jackson Teece, the tower is slated to reach 69.8 metres.

Mulpha Norwest is also developing Haven Apartments on a nearby site at 38 Solent Circuit; Haven along with a completed residential building adjoining it stand at the 10-11 level mark. Construction firm Taylor is undertaking the $44 million build of Haven Apartments, and is well into construction. 

<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/image173_1_0.jpg" rel="gallery-all" title="Turner's take on 7 Maitland Place"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/image173_1_0.jpg?itok=FWbtv5s4" title="Turner's take on 7 Maitland Place" width="580"></a>

<figcaption>Turner's take on 7 Maitland Place</figcaption></figure>Additional towers are also on the agenda at Baulkham Hills.

A development application was lodged for 7 Maitland Place during December 2017. BHL 7 Norwest Dev Pty Ltd want to create 287 apartments in a scheme created by architecture firm TURNER, with the tallest tower spanning 24 levels.

Capital Corporation is also behind another Turner-designed twin-tower development at 11 Solent Circuit. Dubbed Esplanade Norwest Lake, the $280 million development spans 19 and 20 levels and includes 247 apartments plus an outdoor gym, outdoor cinema, putting green and landscaped area.

Lead image: Mulpha Norwest
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