An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Queen Street

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Quincy, the designer shoe store in Woollahra, is leaving its Woollahra Queen Street premises after nearly a decade.
They've been located at <a href="https://www.propertyobserver.com.au/%20https:/www.realcommercial.com.au/for-lease/property-76-queen-street-woollahra-nsw-2025-503386746" target="_blank">76 Queen Street</a> since 2010.
At the time, Quincy owner Kate McDiven told the Sydney Morning Herald that the street appealed because of its beauty and friendliness.
The commercial space with a current modern retail fitout includes, mirrors, floor to ceilign storage cupboards and white timber floors.
There's a kitchen and toilet at the back of the space, with rear lane access on the 125 sqm parcel.
Farquharsons Exec Rentals Double Bay agent Alana Sorensen is marketing the property.
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jrobinson-rf4aSBido9

Quincy to vacate Woollahra's Queen Street after a decade

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A narrow commercial premises on Woollahra's pricey Queen Street has been listed for $4.6 million.
Last traded for $1.65 million in 2006, <a href="https://www.realcommercial.com.au/for-sale/property-88-queen-street-woollahra-nsw-2025-503363674" target="_blank">88 Queen Street</a> is currently the home of Perryman Carpets by Design.
They are currently on a three x three year lease.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/88%20Queen%20Street%201.jpg" alt="">
The freehold two storey commercial building has previously been occupied by real estate agency Laing + Simmons Woollahra.
1st City agent John Knott is marketing the property.
He says the property offers one of the most secure long term, capital gain investments available.
It's been a busy year on Queen Street, regarded as one of Australia's most exclusive shopping strips.
Last month a <a href="/expert-insights/investing/premium-queen-street-woollahra-commercial-space-sells-for-15-1-million">premium commercial site</a> made up of three tenancies sold for $15.1 million.
A <a href="/expert-insights/investing/gutted-queen-street-woollahra-shop-listed-for-sale">gutted Queen Street commercial space</a> also sold last month to the same buyer of the adjoining property, formerly Japanese grill bar Izy Izakaya.
 
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Narrow Queen Street, Woollahra shop listed for $4.6 million

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

3L Alliance pushes for twin 246 metre towers at 350 Queen Street

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A design can now be put to the news reported upon during late 2014 concerning Brady Group's latest intended Melbourne project. 280 Queen Street has been in and out of planning for the best part of four years, but with the news that Brady Group is the <a href="http://www.smh.com.au/business/brady-group-push-to-develop-80level-queen-street-tower-20141111-11k5jn">intended developer</a> of the mid-CBD site, the chances of the current scheme progressing beyond approval have increased dramatically.

Weighing in at over 250 metres in height and located in an elevated part of the CBD, 280 Queen Street may become one of the more prominent buildings to grace Melbourne's skyline in years to come. Or even sooner as according to the article linked above Brady Group intent to proceed with the project in a relatively short time-frame.

<h2>Application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image18_1.jpg" rel="gallery-all" title="280 Queen Street. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image18_1.jpg?itok=ouwGMcCJ" title="280 Queen Street. Image © Peddle Thorp" width="580"></a>

<figcaption>280 Queen Street. Image © Peddle Thorp</figcaption></figure><ul>
<li>Planning application submitted October 2014</li>
	<li>Current 1,290sqm site currently used as four and five storey office building</li>
	<li>Proposed 80 level mixed-use tower at 254.62 metres</li>
	<li>589 apartments - 242*1BR / 287 * 2BR / 36*3BR</li>
	<li>Included are 23 Penthouses and one custom design penthouse</li>
	<li>1,400.2sqm office space through podium</li>
	<li>322.4sqm retail space</li>
	<li>504sqm residential communal facilities</li>
	<li>130 basement car parking spaces</li>
</ul>
<h2>Apartments and penthouses</h2>

Dwellings within the project begin within the podium, fronting both Little Lonsdale to the north and Queen Street to the west. Beyond the podium a generic floor plan covers levels 9-35 and 37-63 where 9 apartments per floor is the norm, split between one and two bedroom options.

Sitting atop the penthouse floors is a split level custom designed penthouse located over levels 76/77. The lower floor contains 290.2sqm of internal space while the upper floor contains 265.6sqm, allowing a sizeable dwelling with unimpeded views given there are no towers of equal height either existing or planned nearby.

<h2>Finlay Lane retained</h2>

<blockquote>
There is an existing easement along the east boundary that joins with Finlay Lane, an ‘L’ shaped service lane, which connects to Queen Street. The existing easement and Finlay Lane provide rear access to the adjoining buildings. The lane is covered in registered street art. The proposed development seeks to maintain a predominately hard edge to this boundary with openings for vehicle access and loading. This will provide opportunities for future street art along the majority of these walls, maintaining the existing character of this lane.
<cite>Urbis - Town Planning Report</cite>
</blockquote>

<h2>Previous incarnations</h2>

Peddle Thorp have been active on the site in question for some years, initially devising a scheme for an office tower in excess of 200 metres, carrying a dappled facade. That particular scheme was superseded by another Peddle Thorp design which gained approval during 2013.

Championed by developers with little experience, the site lent itself to being onsold post approval resulting in the third and current version up for approval.

<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/image17_0.jpg" rel="gallery-all" title="Early versions of 280 Queen Street. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="286" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image17_0.jpg?itok=R-VtlLYJ" title="Early versions of 280 Queen Street. Image © Peddle Thorp" width="580"></a>

<figcaption>Early versions of 280 Queen Street. Image © Peddle Thorp</figcaption></figure>Also worthy of mention is that the current proposal for 280 Queen Street includes inactive precast panels to its eastern facade, reaching mid way up the tower. This is likely in response to the adjoining property at <a href="/buildings/399-little-lonsdale-street-melbourne">399 Little Lonsdale Street</a> which is also subject to a current 200 metre planning application.

399 Little Lonsdale Street's western-facing facade is also heavy with precast elements, albeit slightly activated with the sparse use of windows. Both proposals almost butt one another; the use of precast panels may go some way to mitigating concerns planning authorities may have about proximity.

<h2>Comment</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/image14_0.jpg" rel="gallery-all" title="Artist's impressions of the proposed development. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="440" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image14_0.jpg?itok=v7xEGKVR" title="Artist's impressions of the proposed development. Image © Peddle Thorp" width="580"></a>

<figcaption>Artist's impressions of the proposed development. Image © Peddle Thorp</figcaption></figure>The tower element of the design receives two thumbs up. With a bowed northern aspect and slanted roof profile, it adds more to the skyline than merely another rectangular box. Viewed from east and west, the asymmetrical apex is a worthwhile design feature.

Conversely the podium as presented in the renders looks less than ideal. In a case of 'misconstrued' rendering what looks to be a large blank orange volume is actually timber screening over activated levels while the yellow protrusion above the main entry is gold metal cladding. Fair to say it's quite hard to conceptualise the qualities of the podium based on the render above.

On the face of it the podium doesn't slot seamlessly into its surrounds.

Regardless Peddle Thorp have made the immediate area their own with 280 Queen Street joining the completed Melbourne Star and Melbourne Sky apartment towers (both Brady Group projects), in addition to <a href="/developments/melbourne-vic-3000">278 Little Lonsdale</a> which is at planning. Add the under construction Vision and the Brady Group-Peddle Thorp alliance is defined by a handful of deep blue towers dominating the area.

<h2>Development team</h2>

<ul>
<li>Developer: 280 Queen Pty Ltd / Brady Group</li>
	<li>Urban context report: Peddle Thorp Architects</li>
	<li>Architectural plans: Peddle Thorp Architects</li>
	<li>Town planning: Urbis</li>
	<li>Traffic and Transport Assessment: Cardno</li>
	<li>ESD report: Sustainable Built Environments</li>
	<li>Wind Assessment: MEL Consultants</li>
	<li>Waste Management:y Leigh Design</li>
</ul>
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Planning Application: 280 Queen Street, Melbourne

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Height, overshadowing and heritage; the Holy Trinity of inner-city development concerns that's sure to garner mainstream media attention. This was indeed the case during 2014 when plans were revealed for the redevelopment of the Fletcher Jones site at 1-5 Queen Street which sits directly opposite the Banana Alley vaults.

Malaysian-backed Creative Wealth (Aust) Pty Ltd commissioned the project with CBD-based K2LD Architects conceiving the residential tower which at 25 levels and 90.75 metres would have made an instant impression upon its more modest in height neighbours.​

<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.jpg" rel="gallery-all" title="Artists' renders of the rejected development. Image © K2LD"><img alt="" class="image-article-full-width-580px" height="342" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1-5_queen.jpg?itok=Ql5SWl8J" title="Artists' renders of the rejected development. Image © K2LD" width="580"></a>

<figcaption>Artists' renders of the rejected development. Image © K2LD</figcaption></figure>According to a <a href="http://www.smh.com.au/business/property/former-fletcher-jones-site-due-for-a-dressup-20121123-29yrg">Business Day</a> the 746sqm site was owned and occupied by retailer Fletcher Jones since 1955, until falling into private ownership post 1993. With the onsite Cobden Buildings structure originally dated 1872, groups such as <a href="http://melbourneheritage.org.au/2014/09/15/objection-facading-of-1872-fletcher-jones-building-add-your-voice/">Melbourne Heritage Action</a> considered the redevelopment as little more than facadism with the Flinders Street edifice the most notable feature retained within the proposed redevelopment.

Enter 2015 and City of Melbourne have elected to reject the proposal in its current form. Almost six months to the day after the initial planning application was lodged, the decision to rebuke 1-5 Queen Street was made public on January 13. According to Melbourne Heritage Action, City of Melbourne's refusal was based upon a number of factors with the tower's adverse affect upon the heritage listed existing building and its Queen Street neighbours at the forefront.

<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_0.png" rel="gallery-all" title="Proposed Queen Street frontage. Image © K2LD"><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/queen_street_elevation_0.png?itok=La4Ptqug" title="Proposed Queen Street frontage. Image © K2LD" width="580"></a>

<figcaption>Proposed Queen Street frontage. Image © K2LD</figcaption></figure>Seen above was the intended Queen Street facade which was to have replaced the 1970's augmented frontage, which up until that point matched the Flinders Street frontage. A modern interpretation of what once was there, the facade would have employed stone and metal.

As with most developers Creative Wealth (Aust) Pty Ltd would now seemingly have two options at hand. A trip to VCAT may be on the cards as could be a new planning application that better addresses the concerns outlined by City of Melbourne.
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1-5 Queen Street rejected by City of Melbourne

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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.
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The super-skinny 338 Queen Street 

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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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Laurence Dragomir

Jumping at Shadows > 1-5 Queen Street, Melbourne

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News is filtering through that CEL Australia's troubled <a href="/new-apartments/150-queen-street-melbourne">Tower Melbourne</a> project at 150 Queen Street may have moved closer to recommencing demolition and eventual construction following a recent Supreme Court sitting.

Displeased with perceived planning process improprieties involving 150 Queen Street (which holds Ministerial approval), owners of the adjoining 140 Queen Street had sought to challenge the Victorian Building Authority and independent statutory body the Building Appeals Board. For a detailed version of the fracas, The Age published <a href="http://www.smh.com.au/business/melbourne-skyscraper-wrangle-heads-for-the-courts-20140318-35075" target="_blank">this piece</a> recently.

Colonial Range Pty Ltd v Victorian Building Authority &amp; Colonial Range Pty Ltd v Building Appeals Board was slated for judgment on April 4th 2014 at the Supreme Court. It's understood Colonial Range was unsuccessful in its case, therefore removing a major obstacle in Tower Melbourne progressing. Whether this eliminates all legal impositions is unclear.

<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/2qta6au.jpg" rel="gallery-all" title="Tower Melbourne. Image © Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="302" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/2qta6au.jpg?itok=JpiLY4Gx" title="Tower Melbourne. Image © Elenberg Fraser" width="580"></a>

With increased hopes that Tower Melbourne's state of flux will be broken, it may gain two neighbours within close proximity down the track. Colonial Range's 140 Queen Street development has been dormant for some time although a 27 level mixed-use proposal exists, which project architect <a href="http://www.kerstinthompson.com/" target="_blank">Kerstin Thompson</a> described as follows:

<blockquote>
This development occupies two sites in Melbourne’s CBD – one on Queen Street and the other on McKillop Street. Using air rights it bridges over Penfold Lane to link and consolidate them as a single development up to twenty seven floors. The proposed ambience of the design will build on the urban quality of Melbourne’s renown laneway precincts.

The tower and the podiums accommodate serviced apartments and office suites. The ground floors and level 1 of both podiums accommodate retail. The hotel lobby will occupy the western end of the McKillop Street podium and will open out to the newly created pedestrian lane at the corner of Penfold Lane. In support of the residential and hotel use the development also allows for meeting rooms and a gymnasium. It includes private and common landscape areas such as balconies and generous roof gardens.

The layout and detail of the building envelope provides many opportunities for passive environmental design including a good quality of natural light and ventilation to the residential/office suites. The design assumes operable windows which in combination with the balconies and breezeways will facilitate cross flow ventilation. The various facade treatments include shading, thermal and tinted glazing for improved thermal performance.
<cite>Kerstin Thompson, project architect</cite>
</blockquote>

<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/Image2queen.jpg" rel="gallery-all" title="140 Queen Street and 405 Bourke. Images © Kerstin Thompson &amp; Brookfield"><img alt="" class="image-article-full-width-580px" height="499" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image2queen.jpg?itok=-dk4DuN1" title="140 Queen Street and 405 Bourke. Images © Kerstin Thompson &amp; Brookfield" width="580"></a>

Abutting Tower Melbourne to the east is <a href="http://www.405bourkestreet.com.au/" target="_blank">405 Bourke Street</a> which stands at the ready to attract a large commercial tenant. The 160 metre tower has the capacity to supply Melbourne with over 61,000 sq.m of additional premium office space and near 4000 sq.m of additional retail space, adding to the existing Foundry retail centre onsite. Designed by Woods Bagot and developed/built by Brookfield Australia/Brookfield Multiplex, the development would also feature an all new Gills Alley.

There it is, three towers within a stones throw of one another. All or none may be built; that's the nature of the development game.
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Tower Melbourne moves ahead?

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It seemed implausible at the time and that has proven to be the case. Last year Apartments.com.au covered <a href="/news/272-queen-street-in-depth" target="_blank">in detail</a> the near pencil-thin office tower proposed at 272 Queen Street which ultimately gained approval, yet had not advanced beyond that point.

Implausible in that an office tower of 205 metres in height carried a typical floor plate of only 832 sqm. The commercial trend of recent years has drifted toward larger, more economically favourable open-plan floor plates with ANZ Docklands, 720 Bourke Street and 121 Exhibition Street prime examples. In this light it was speculated that 272 Queen Street would go back to project architect <a href="http://www.pta.com.au/" target="_blank">Peddle Thorp</a> for reworking.

<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/Image27272.jpg" rel="gallery-all" title="272 Queen Street design progression. Images © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="419" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/Image27272.jpg?itok=rZ-1mH2Z" title="272 Queen Street design progression. Images © Peddle Thorp" width="580"></a>

That has proven to be the case with the third and most recent site design (above right) now holding approval. The mixed-use site and permit which incidentally has been listed by <a href="http://www.realcommercial.com.au/property-land+development-vic-melbourne-500975255" target="_blank">Paragon Real Estate</a> as for sale via an EOI campaign closing May 9th 2014, would now see a mixed-use development of 210 metres grace the 1288 square metre site. Somewhat odd given <a href="http://www.afr.com/p/business/property/chinese_developer_wins_huge_permit_qxFyYvPida8d1eNmcl6OdL" target="_blank">AFR</a> reported in December 2013 the site was purchased by a mainland Chinese developer for $23.9 million.

Nonetheless where previously 35,561 sqm of office space was available, that number has dropped to 10,000 sqm contained within the lower levels. Consequently 624 apartments have been added with total levels numbering 62, an increase of 12. Assuming there are 50 levels of residential use and floor plates remain at 832 sqm, average apartment size for the complex would equate to over 60sqm, likely indicating a healthy proportion of two bedroom dwellings.

Externally the tower maintains its feature faceted facade addressing Queen Street and Little Lonsdale Street. Gone is the blue facade and mid tower plant level, in their place a glazed, black curtain wall with recessed balconies running the height of the tower component.

<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%20%281%29.jpg" rel="gallery-all" title="399 Little Lonsdale approved scheme. Image © Peddle Thorp"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image2%20%281%29.jpg?itok=L9MhBLQm" title="399 Little Lonsdale approved scheme. Image © Peddle Thorp" width="580"></a>

272 Queen Street is not alone with the adjoining easterly property at 399 Little Lonsdale Street (above) also currently on the market with <a href="http://cbre.realcommercial.com.au/property-land+development-vic-melbourne-500871539" target="_blank">CBRE</a>. Another Peddle Thorp design, the prospective tower of 39 levels would carry 219 apartments, although there is scope to increase both density and height.

It'll be interesting to see who purchases either site, particularly in the case of 272 Queen Street given its perceived level of stature in the eyes of potential overseas buyers. Early days yet but together these projects have the potential to deliver well over 1000 permanent residences to a generally placid part of Melbourne's CBD.
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