Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/FH_1EzB-1vs?si=XScVlP1ERsTDJoME" title="YouTube video player" width="560"></iframe>

"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/tsioMLcnjas?si=zq-ys3JuWpfa5hFv" title="YouTube video player" width="560"></iframe>

The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

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

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

Queen Victoria Market

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<h2>Media Release</h2>

The City of Melbourne has responded to trader and community feedback in developing a new plan for market infrastructure and car parking at the Queen Victoria Market that seeks to minimise disruption, maximise trader and customer experience, and preserve the market’s heritage. 

Next Tuesday, Councillors will consider an option to deliver market infrastructure and additional car parking including improved safety and amenities, trader storage, centralised waste and recycling facilities, as well as 1.5 hectares of new public open space.

<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_vic_market_renewal_2019_lead.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="326" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/queen_vic_market_renewal_2019_lead.jpg?itok=SgMBzcaB" width="580"></a>

<figcaption> </figcaption></figure>Lord Mayor Sally Capp said the 40-member People’s Panel and the 2015 Master Plan set the direction for the delivery of market infrastructure and the panel’s recommendations are being progressed.

“We’ve worked with traders, shoppers, residents, the Victorian Government, Heritage Victoria and the wider community to build a way forward that will allow us to create a thriving open-air market for generations to come,” the Lord Mayor said.

“Under the recommended option to be considered, $6 million will be invested to create cool and dry storage at fruit and vegetable trader’s stalls where it’s most convenient. The storage would be designed following extensive consultation with traders to get the designs right.”

“The plan for staged renewal would minimise disruption to traders and the market’s heritage. We’re progressing work to restore the heritage sheds along with plans to give traders the facilities they need to make it easier to trade at the market.”

The People’s Panel set a goal for the renewal to deliver 1000 car parks for market customers.

The option being considered by Councillors includes a $19 million investment to provide up to 500 customer car parks on a future Southern Development Site on Franklin Street outside the Hoddle Grid, with another 500 customer car parks already being delivered as part of the Munro development in 2021.

“Under the plan, once the new car parks are complete, the existing asphalt carpark will become a 1.5 hectare public open space called Market Square. We plan to prepare a design brief to create Melbourne’s largest new urban public open space,” the Lord Mayor said.

“The square will complement the market by creating places where people can eat and attend events and community festivals.”

Heritage Victoria rejected an earlier design for infrastructure that required digging under the heritage listed sheds.

“While this was disappointing, we want to move on for the benefit of traders and find a design that addresses the challenges facing the market while maintaining its heritage,” the Lord Mayor said.

“Other than the areas impacted by Heritage Victoria’s decision, there are many components of the original business case and renewal plan either underway or about to begin. The next step would be to do further design and costings to consider storage and waste facilities in Queen Street.”

Queen Victoria Market CEO Stan Liacos said the delivery of infrastructure and car parking is vital to traders and customers.

“It’s a much loved asset but investment is needed for the market to thrive. Traders want renewal to deliver things like power, running water, storage, refrigeration and adequate facilities for food waste and general rubbish.

“We need a design that causes the least disruption to day-to-day market operations during construction and I’m confident this option delivers this.”

Council worked with NH Architecture to develop the options for market infrastructure which were then analysed by SGS Economics and Planning. The revenue and cost inputs to the options analysis have been independently assessed by PWC who validated the assumptions.

SGS Economics and Planning found the option to be considered by Councillors “costs the least to implement, is the only option likely to pay for itself financially, and has the most manageable delivery risks”.

They found that for every dollar spent on the option being considered, $7 dollars would be generated in overall economic benefits.

The cost estimate for the proposed option can be delivered within the previously announced net budget of $250 million for the renewal program, including money already spent on restoration and the trader support program.

Andrew McDougall from SGS Economics and Planning said the infrastructure option being considered would generate significant benefits for Victorians.

“Our 30 year projections show the renewal designs stack up financially and provide significant economic and social benefits,” Mr McDougall said.

For more information view the video or visit <a href="https://www.melbourne.vic.gov.au/building-and-development/urban-planning/local-area-planning/queen-victoria-market-precinct-renewal-plan/Pages/queen-victoria-market-precinct-renewal-plan.aspx">Queen Victoria Market Precinct Renewal</a>

Lucy Sinclair | Media Adviser | T: 03 9658 8087 | M: 0432 850 239 E: lucy.sinclair@melbourne.vic.gov.au 
www.melbourne.vic.gov.au
</body></html>

City of Melbourne

Reinvigorating the heart of Queen Victoria Market

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This morning, City of Melbourne Lord Mayor Sally Capp joined PDG Corporation’s Managing Director, Vince Giuliano at the former Munro site located adjacent to the Queen Victoria Market, to announce that demolition works onsite have commenced in earnest.

With builder Hamilton Marino at the helm, the City of Melbourne is starting construction on significant new community facilities, interconnecting laneways and a hotel and residential development adjacent to the iconic Queen Victoria Market market. The historic Mercat Cross Hotel facade on the corner of Queen and Therry streets will be retained, restored and integrated into the new 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/munro_site_demo.jpg" rel="gallery-all" title="Demolition progress onsite at the Munro site. Image: Urban forum member redden"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/munro_site_demo.jpg?itok=9845an6g" title="Demolition progress onsite at the Munro site. Image: Urban forum member redden" width="580"></a>

<figcaption>Demolition progress onsite at the Munro site. Image: Urban forum member redden</figcaption></figure>The City of Melbourne entered into an agreement with developer PDG Corporation after Council acquired the site in 2014, to develop a 120-place childcare centre, 56 affordable housing units, a community centre and kitchen and 500 basement car parks for market customers with an end value of $70 million. This will assist in making the market more accessible for shoppers and freeing up the current surface car parking site for a new ‘Market Square’.

The community component of the project has been designed by Six Degrees Architects who say it has been designed as an exemplar council development, with high ESD values and an exceptional emphasis on consultation with users and stakeholders. 
PDG will develop the balance of the site with a 40-storey residential tower accommodating 360 units and an 80-room hotel. According to architects Bates Smart, the tower has been designed to "maximise direct solar access and to provide natural ventilation to all apartments, thereby creating a model for high quality inner-city living within Melbourne."

Bates Smart took inspiration for the building’s façade from the fine grain texture of the market’s historic sheds and stalls providing the development with an appropriately contextual response.

<blockquote>
QVM Residences has been designed to be one of Australia’s most sustainable mixed-use developments. It will include a boutique hotel, fine grain retail and a limited number of apartments for sale.

The development draws on values of sustainability, health and modern design with the market’s legacy and Melbourne’s laneway culture serving as major points of inspiration. The result is a singular lifestyle offered to future residents, who will enjoy an incredible selection of vegetables, produce, delicacies and bespoke offerings at their door.

- PDG Corporation
</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/project-detail-gallery-qvm04.jpg" rel="gallery-all" title="Artist's impression of the Munro development. Image: PDG Corporation"><img alt="" class="image-article-full-width-580px" height="412" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/project-detail-gallery-qvm04.jpg?itok=xKprE1zf" title="Artist's impression of the Munro development. Image: PDG Corporation" width="580"></a>

<figcaption>Artist's impression of the Munro development. Image: PDG Corporation</figcaption></figure>The City of Melbourne will decide on the course of action to take with regard to the $250 million redevelopment of the Queen Victoria Market, following a series of recommendations put forward in a report prepared by the 'People's Panel.' The 40-person People's Panel comprises market traders, customers and local residents selected during an independent selection process. 

The City of Melbourne's Future Committee at its 10 December 2018 meeting resolved to request that management progresses seven recommendations, analyses three recommendations and refers a further three to QVM Pty Ltd for consideration.

<blockquote>
A report will now be prepared for a Council meeting in the first quarter of 2019 including analysis of the provision of market infrastructure at G Shed, car parking for vans, buses and large vehicles as well as further investigation of the minority report. 

In addition to the 500 car parks in Munro, management will investigate an additional 500 car parks in the precinct with the current at grade car park to become an open space once transitional parking there is no longer required.  The report will also consider implications to the Implementation Framework and Business Case.

- City of Melbourne
</blockquote>

The People's Panel Report can be viewed <a href="https://www.melbourne.vic.gov.au/SiteCollectionDocuments/qvm-peoples-panel-report.pdf">here</a>.

<h2>What they say...</h2>

<blockquote>
We’re expecting 24,000 new residents in this area by 2040 so it’s essential we provide more community facilities and pedestrian friendly spaces to meet the needs of the growing population as well as encouraging more people to come to the market precinct.

We’re delivering a new network of interconnecting laneways featuring retail stores, cafes and restaurants. The popular street art precinct in Blender Lane will remain and the new community facilities will better connect the market precinct to the city.

We purchased this site from the Munro family five years ago to protect the market from inappropriate development and prevent a supermarket or large chain stores being built in direct competition to fresh food offerings of the Queen Vic Market.

We’ve made sure the Mercat Cross Hotel is incorporated as a central feature within the community facilities and the iconic sign and balcony will be a tribute to the site’s history

- Lord Mayor Sally Capp, City of Melbourne
</blockquote>

 

<blockquote>
PDG is delighted to achieve a significant milestone on this highly anticipated and vital project. The end result will be an exemplary mixed-use development that provides tremendous benefits to the community.

In collaboration with the City of Melbourne, we are now able to continue advancing Melbourne’s premier mixed-use project – a development that will be leading-edge for sustainability and liveability next door to Victoria’s most beloved and visited icon, Queen Victoria Market.

- Vince Giuliano, PDG Corporation Managing Director
</blockquote>

 Lead image: Original image courtesy of PDG Corporation
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Laurence Dragomir

Demolition in full swing at City of Melbourne's 'Munro site'

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City of Melbourne did not mince their words last night in reacting to Heritage Victoria's refusal to allow Council to temporarily remove heritage sheds in order to facilitate the wider Queen Victoria Market rejuvenation.

Citing uncertainty as to whether the sheds could be returned to their original condition, coupled with the belief that the overall character of the market would be unacceptably altered, Heritage Victoria made their choice.

In response, a statement was circulated by Acting Lord Mayor Arron Wood conveying Council's dismay at Heritage Victoria's decision, which appears to be a backflip relative to earlier negotiations. Warning that Queen Victoria Market was at risk of being "loved to death", the bulk of the statement reads as follows:

<blockquote>
Government bureaucracy now threatens the viability of the entire Queen Victoria Market Precinct Renewal Program. We will appeal this baffling decision which puts 60,000 future jobs, a new public open space and vital community facilities at risk.

The independent business case by SGS's highly respected and regarded Marcus Spiller stated that the renewal project would spur a $1.2 billion net community benefit to Victoria.

The benefit to cost ratio is 5:1 which is extremely high. This compares with the Melbourne Metro Rail Project at 1.5:1.

Heritage Victoria's decision has blindsided us: they have not consulted SGS to interrogate the veracity of their assessments. The public have a right to see the business case upon which Heritage Victoria have made this decision but this has been a closed door, bureaucratic process.

Strengthening of the heritage sheds must occur: it is an OHS issue, they are at danger of buckling during strong winds. If you don't renovate and repair heritage structures they will crumble, fall and be lost forever.

I find it hard to believe that they can restore the Parthenon but we can't restore the heritage sheds at Queen Victoria Market. 

Acting Lord Mayor Arron Wood
</blockquote>

The statement went on to mention that Council and the State Government both deem the renewal integral to the market's long-term viability, but based on Heritage Victoria's decision the business case for the renewal has changed significantly. This is particularly the case for Council-controlled Queen Victoria Market Pty Ltd which is overseeing the project.

A significant financial impost would be in turn placed upon Council's forecast budgets for the next 30 years.

Ramping up its dismay, City of Melbourne make note that "more than 60 comprehensive studies have been undertaken for every aspect of renewal including economic assessment and business cases, heritage studies, thematic studies, retail plans, masterplans, conservation and cultural heritage plans, structural and sustainability plans."

Furthermore council has effectively called Heritage Victoria hypocritical regarding their decision, noting that the former CEO of Heritage Victoria wrote to the City of Melbourne during 2016 stating "we understand the rationale for this and accept your advice that there is a need to treat the structures off-site and also to ensure their structural strengthening."

Beyond Council's initial reaction, an appeal to the Heritage Council is being prepared in order to effectively save the redevelopment.

Lead image: CBD News
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silvermb

City of Melbourne lambaste Heritage Victoria, Queen Vic Market development "loved to death"

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Last week's joint announcement by Planning Minister Richard Wynne, Premier Daniel Andrews and Lord Mayor Robert Doyle that the Amendment C245 planning controls have been adopted, paves the way for work to commence on the $250 million dollar redevelopment of the Queen Victoria Market.

<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/munro-render-5-1200_0.jpg" rel="gallery-all" title="Concept for Munro site (subject to change). Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/munro-render-5-1200_0.jpg?itok=wLwymq2r" title="Concept for Munro site (subject to change). Image: City of Melbourne" width="580"></a>

<figcaption>Concept for Munro site (subject to change). Image: City of Melbourne</figcaption></figure>In the first instance, the project will deliver new cold storage facilities, power, and modern toilets, as well as improved car parking and pedestrian access. The majority of market infrastructure will be relocated below ground, removing pedestrian and vehicle conflict at street level and improving the pedestrian environment.

The redevelopment will also provide a new 1.5-hectare public open space on the site of the current car park to be known as Market Square.

As part of the new planning controls, the Victorian Government has also applied a new mandatory height control of 125 metres on the Munro site, which is a reduction from the original 196 metre height sought by City of Melbourne.

With such a multi-faceted project of various components and staging it can be easy to get lost or confused about exactly what is happening so we've decided to provide a run down of each aspect of the project based on publicly available information.

<h2>Amendment C245 (approved 11 July 2017)</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/amendment-c245-controls-map_0.jpg" rel="gallery-all" title="Amendment C245 planning controls. Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="829" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/amendment-c245-controls-map_0.jpg?itok=aHudQWxa" title="Amendment C245 planning controls. Image: City of Melbourne" width="580"></a>

<figcaption>Amendment C245 planning controls. Image: City of Melbourne</figcaption></figure>Amendment C245 seeks to balance the heritage of the market precinct with the right type of new development in the precinct. On Tuesday 11 July 2017, the Victorian Government announced the approval of these new planning controls allowing for a major transformation of the Queen Victoria Market.

Amendment C245 will:

<ul>
<li>Apply a public use zone to the Queen Victoria Market to reflect its ongoing importance as a community place. As a registered heritage place, development of the site will continue to be subject to permits from Heritage Victoria.</li>
	<li>Protect the existing heritage sheds and the new open space from overshadowing.</li>
	<li>Ensure adequate sunlight.</li>
	<li>Provide environmental wind control – promoting comfortable pedestrian conditions at street level.</li>
</ul>
This will be achieved by:

<ul>
<li>Rezoning the majority of the Queen Victoria Market land and Queen Street extension that is currently zoned Capital City Zone (CCZ1) to be Public Use Zone (PUZ7).</li>
	<li>Rezoning the Queen Victoria Market car park, currently zoned Capital City Zone (CCZ1), to Public Park and Recreation Zone (PPRZ).</li>
	<li>Applying a new Schedule to the Development Plan Overlay (DPO11), which incorporates a vision and design requirements for development of land, including Council owned land, adjacent to the Queen Victoria Market.</li>
	<li>Deleting existing Schedule 14 to the Design and Development Overlay (DDO14) from the Queen Victoria Market and land to which DPO11 applies.</li>
	<li>Introducing revised built form controls for new development over the remainder of the area covered by the existing DDO14.</li>
	<li>Amending the Built Environment and Heritage within the Hoddle Grid Policy (Clause 21.12) to delete an existing policy statement relating to the existing DDO14.</li>
	<li>Amending the existing clause 22.02 Sunlight to Public Spaces to include a provision that development should not overshadow Flagstaff Gardens between 11am and 2pm on 21 June.</li>
	<li>A mandatory height of 125 metres for 151 Therry Street (the Munro Site).</li>
</ul>
<h2>The Master Plan</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/qvm_map.png" rel="gallery-all" title="A diagram of the various components of the QVMRP. Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="480" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/qvm_map.png?itok=0RDq9ox2" title="A diagram of the various components of the QVMRP. Image: City of Melbourne" width="580"></a>

<figcaption>A diagram of the various components of the QVMRP. Image: City of Melbourne</figcaption></figure>The Master Plan breaks the Queen Victoria Market Precinct into four 'quarters' linked by a pedestrian spine known as the Market Cross. Each quarter is identified as follows;

<ul>
<li>
Q1: Fresh meat, fish and dairy will be showcased in the market’s produce halls.</li>
	<li>
Q2: A below-ground operational area will be built for traders while the historic open air sheds, A-D, will be restored.</li>
	<li>
Q3: A new 1.5 ha public space known as Market Square will be created on the existing above ground car park.</li>
	<li>
Q4: New mixed-use development, on the former Munro site, will accommodate new customer car parking for the market and community facilities.</li>
	<li>
Market Cross: With the market's infrastructure relocated below-ground, the market’s main public areas will be pedestrianised.</li>
</ul>
The market will continue to trade throughout the renewal, with all current traders guaranteed a spot within the market. Further detail on each aspect of the market's renewal program are outlined below.

<h2>Market Garden | Breathe Architecture</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/tile-3-qvm-new-market-pavilion668_0.jpg" rel="gallery-all" title="Breathe Architecture's Market Garden Pavilion is due to be up and running in October. Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/tile-3-qvm-new-market-pavilion668_0.jpg?itok=iKDPVc2r" title="Breathe Architecture's Market Garden Pavilion is due to be up and running in October. Image: City of Melbourne" width="580"></a>

<figcaption>Breathe Architecture's Market Garden Pavilion is due to be up and running in October. Image: City of Melbourne</figcaption></figure>The new two-storey, greenhouse inspired design, will include an open air trading hall on the ground level with a market garden on the upper level.

Designed by Breathe Architecture, the pavilion will extend from Victoria Street to Franklin Street and is expected to be around 250 metres-long and 19 metre in width.

In addition to giving market traders access to better facilities such as refrigeration, water, power and storage, the pavilion will include facilities to recycle organic and non-organic waste to produce compost to be used for the market garden and rain water collection and reuse.

On 40-degree days, the inside of the pavilion will only reach about 28 degrees due to the evaporative-cooling effects of the greenhouse. Adding to the sustainable qualities of the pavilion, it has been prefabricated and can be reused and relocated after the renewal program’s completion.

The greenhouse itself is an off the shelf structure and consists of glass and metal. A strong focus on visual merchandising, in partnership with traders, will ensure the fresh produce on display, plus the addition of the greenhouse will add the colour to the market site.

<h2>Q1: Fresh Produce Hall</h2>

The halls and the lower market will be supported by a new below-ground operational area, with delivery, storage, food preparation and waste management facilities created under sheds H and I.

Sheds H and I will offer fresh fruit, vegetable and organics traders will still be there but some new food offers and places to sit and enjoy the local produce will also be added.

The exterior of the Meat and Fish Hall will be revitalised, with the façade restored, while the inside of the Dairy Produce Hall will also be refurbished. It is anticipated that these works will be undertaken outside of trading hours where practical.

The heritage-listed Elizabeth and Victoria Street terraces will receive a facelift, while the Food Court will be enhanced to better connect customers with the Meat and Fish Hall.

This area will create a link to the provedore offering within the Dairy Produce Hall and offer visitors a traditional market experience in addition to some new experiences.

Deli Lane, currently doubling as a delivery zone and eating area, will become a community meeting place and eating area. With new seating and greenery, it is expected that Deli Lane will become another meeting place.

<h2>Q2: Heritage Sheds A-D</h2>

Traders in sheds A, B, C and D will be relocated by September 2017 to enable the restoration of the market’s heritage sheds and construction of below-ground facilities. Fruit and vegetable traders in sheds A and B will move into the new market pavilion, with general merchandise traders in sheds C and D to be relocated within the existing upper market sheds.

The sheds will be carefully dismantled and restored before they are reinstated transforming this historic area of the market into a revitalised fresh food market.

Beneath the fully restored sheds A-D will sit a major new below ground operational area, separating the market’s busy service zones from customers. Traders will receive enhanced amenities in the form of new back-of-house facilities, such as showers, toilets, break-out space, loading areas and storage.

Specialty goods traders will have easy access to the new operational area and will no longer need to set up and pack down each day, greatly improving the efficiency of their business and security of stock stored on site.

The City of Melbourne is committed to ensuring that the development of the below-ground market operational area and any related construction will not take place within three metres of the Aboriginal section of the former Old Melbourne Cemetery.

Sheds E and F will be restored with enhanced weather protection, lighting and other amenity improvements that will also incorporate design elements for the acknowledgement and interpretation of the Aboriginal section of the Old Melbourne Cemetery.

Enhancement works to Victoria Lane, between the Victoria Street terraces and Shed A, will provide open air seating and greenery with a view towards improving the visitor experience.

<h2>Q3: Market Square</h2>

The relocation of key market infrastructure and parking below ground will enable the creation of 1.5 hectares of new open space on the existing car park, to be known as Market Square.

With a design developed from engagement with the broader community, Market Square is envisaged as an important new meeting place in the city’s north, playing host to festivals, street markets and community events.

Incorporating interpretive elements such as artworks and landscape features, the new public space will acknowledge the site’s significant history.

The new Queen’s Corner building will provide a central information point for visitors and tourists to engage with our market, and showcase Victoria’s regional produce and cultural heritage within a proposed visitor centre. The building will be located at the edge of Market Square, providing a contemporary addition to this historic part of the city and a connection between Queen Street and the new public open space.

Sheds J, K, L and M will be upgraded with new infrastructure and facilities, supporting day trading while creating a new destination for a range of events, including the popular night markets.

According to Lord Mayor Robert Doyle “This area will serve as a thriving hub for festivals, events or simply relaxing and enjoying produce from the stalls.”

<h2>Q4: 151 Therry Street (Munro Site) | PDG Corporation and Bates Smart and Six Degrees</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/munro-render-8-1200.jpg" rel="gallery-all" title="Artist's Impression of the Munro Site at street level. Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/munro-render-8-1200.jpg?itok=7KAGKDpO" title="Artist's Impression of the Munro Site at street level. Image: City of Melbourne" width="580"></a>

<figcaption>Artist's Impression of the Munro Site at street level. Image: City of Melbourne</figcaption></figure>The Initial proposal for the Munro development included:

<ul>
<li>A 120 place childcare facility.</li>
	<li>Maternal, child health and family services centre.</li>
	<li>A community centre and kitchen, artist spaces and city room gallery.</li>
	<li>A hotel and residential apartments.</li>
	<li>Retail in keeping with the market precinct.</li>
	<li>Market customer car parking.</li>
	<li>New open space and laneways.</li>
</ul>
The design concept developed by Bates Smart and Six Degrees seeks to incorporate elements that honour Queen Victoria Market’s rich and diverse history, including brickwork to reflect the existing Mercat Hotel facade, which will be retained. Following the endorsement of the planning controls the design will now be refined and finalised.

A 125 metre (maximum) residential tower at the eastern end of the Munro will be constructed, with a low rise community hub on Queen Street to be delivered by developer PDG Corporation on behalf of the City of Melbourne.

In addition to being the largest community hub in Melbourne, the development aims “to set a new standard as the best socially, environmentally and financially sustainable development in Australia.”

56 affordable housing units that were originally planned as part of the development will be relocated to another development site.

<blockquote>
PDG is delighted to have been selected to partner with the City of Melbourne as the developer for the Munro site, being the first project to be delivered as part of the Queen Victoria Market Precinct Renewal Program.

Our project team is committed to working closely with the City of Melbourne to create an exemplary mixed use residential, retail and community destination.

Being one of the largest and most significant projects for the City of Melbourne, PDG share in the City’s vision to create a world class, 5-star green star development which is sensitive of the nearby market’s heritage, will support a diverse local community and delivers a new benchmark level of accommodation.
<cite>PDG Corporation</cite>
</blockquote>

<h2>Market Cross</h2>

The intersection of Queen and Therry Streets will be transformed into the ‘Market Cross’, an iconic public space that will draw the quarters of the market precinct together, creating a pedestrian-friendly meeting place that can host markets, festivals and busking, as well as greener spaces for sitting, eating and relaxation.

<h2>New Franklin Street</h2>

A realigned and improved Franklin Street will better connect the east and west parts of the city during peak times. The realigned Franklin Street will help ease traffic off Victoria Street and as part of the Melbourne Metro Rail Project a single lane in either direction will be retained adjacent to the City Baths to allow for this connection. New Franklin Street will also provide an extension to the new Market Square during events and festivals. Delivery of new Franklin Street is required under the Victorian Government Agreement by 2019.

<h2>Future: Franklin Street Stores and Development Site</h2>

The historic Franklin Street stores will be revitalised and feature a new retail and hospitality offer, spilling out onto Market Square and ensuring the market precinct retains a connection to these heritage buildings. Under the City of Melbourne's agreement with the Victorian Government, they are required to reconfigure land parcels, including the retained Franklin Street stores and portions of the Franklin Street road reserve to create mixed-use development sites by 2026.

Lead image: PDG Corporation.
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The Queen Victoria Market renewal project: a refresher

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The planning controls that deal with the upgrade of the Queen Victoria Market have now been approved by the planning minister.

City of Melbourne will now need to work within a framework that places a mandatory height control of 125 metres on the 'Munro' site which the council bought in 2014 for $74 million.

Planning Minister Richard Wynne said "we’ve given careful consideration to get this amendment right. It’s all about striking a balance between the need for development and rejuvenation and protecting the market’s heritage".

<blockquote>
To protect the character of Queen Victoria Market and enable works to begin, the Labor Government has approved new planning controls.

Strict heritage controls protecting the market will be maintained, as will existing height controls over the market sheds and fresh food halls.

The Government has also applied a new mandatory height control of 125 metres on the nearby Munro site to preserve and protect the market.
<cite>Victorian Government <a href="http://www.premier.vic.gov.au/protecting-melbournes-treasured-queen-victoria-market/">media release</a></cite>
</blockquote>

Background reading from March 2017: <a href="/expert-insights/buying/the-queen-victoria-market-renewal-project-the-case-for">The Queen Victoria Market renewal: the case for</a>.

<h2>42 Moray Street approved</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/cam001.jpg" rel="gallery-all" title="42 Moray Street, Southbank. Image: David Lock Associates"><img alt="" class="image-article-full-width-580px" height="832" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/cam001.jpg?itok=KbODSQiO" title="42 Moray Street, Southbank. Image: David Lock Associates" width="580"></a>

<figcaption>42 Moray Street, Southbank. Image: David Lock Associates</figcaption></figure>David Lock Associates <a href="http://www.dlaaust.com/projects/42-moray-street-gains-ministerial-planning-approval/">has announced</a> that 42 Moray Street has been approved with 51 levels and 280 apartments.

<blockquote>
The building has been designed to act as a landmark, and respond to its prominent location at the gateway to the City of Melbourne through the introduction of a distinct, curvilinear tower form within the existing urban morphology of Southbank.

The building also ‘raises the bar’ within the local existing urban context through exemplary ground floor activation and public realm amenity.

We congratulate all involved in the approval of this project and look forward to seeing construction commence shortly.
<cite>Brodie Blades, David Lock Associates</cite>
</blockquote>

The development's approval will also inject 3000 square metres of employment space in Southbank.

Background reading from August 2016: <a href="/news/c270-on-show-the-case-studies-of-42-moray-street-and-130-little-collins-street">C270 on show: the case studies of 42 Moray Street and 130 Little Collins Street</a>
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Alastair Taylor

Queen Victoria Market planning controls amended and 42 Moray Street approved

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The first tangible building that heralds the start of the Queen Victoria Market's (QVM) renewal is now at <a href="http://www.melbourne.vic.gov.au/building-and-development/property-information/planning-building-registers/Pages/town-planning-permits-register-search-results.aspx?appid=268732">advertising</a>.

Breathe Architecture has designed a new structure, which will act as a temporary market facility whilst the QVM undergoes its comprehensive overhaul. Absorbing a tract of land adjacent to Queen Street, Market Garden as it has been dubbed will cater for traders that are currently spread over airsheds A, B, C and D.

In line with a lengthy construction timeline for the overall QVM precinct redevelopment, market-goers and traders can expect Market Garden to operate for a period of five years.

<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/image35_9.jpg" rel="gallery-all" title="Aerial perspective of the Market Garden. Image: OPENWORK Pty Ltd"><img alt="" class="image-article-full-width-580px" height="203" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image35_9.jpg?itok=sUJxvCKo" title="Aerial perspective of the Market Garden. Image: OPENWORK Pty Ltd" width="580"></a>

<figcaption>Aerial perspective of the Market Garden. Image: OPENWORK Pty Ltd</figcaption></figure>The two storey modular structure will include an open air trading hall at ground level, with a market garden situated above.

Running from Victoria Street to Franklin Street, Market Garden will span 264 metres in length, and encompass 4,100sqm of ground floor trading area. The green spaces across Level 1 will add another 2,250sqm of useable area, with amphitheatre steps at the northern end of the structure for the purposes of event and gallery use.

Whilst the first floor is earmarked as an ‘urban greenhouse’, planning documents also flag the space being used conjointly as an educational facility. 

Breathe Architecture have conceived Market Garden as a lightweight structure, built primarily of steel and Ethylene Tetrafluoroethylene plastic (think Southern Cross Station), with clear glass capping the 13m high form. A degree of design flair comes by way of Market Garden's flanking forms which consist of white bird netting. 

<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/tile-3-qvm-new-market-pavilion668.jpg" rel="gallery-all" title="Perspective view of temporary pavillion from Victoria Street. Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/tile-3-qvm-new-market-pavilion668.jpg?itok=3GLMF4Ye" title="Perspective view of temporary pavillion from Victoria Street. Image: City of Melbourne" width="580"></a>

<figcaption>Perspective view of temporary pavilion from Victoria Street. Image: City of Melbourne</figcaption></figure>Openwork Pty Ltd has chimed in with landscape concept for the project.

Existing street trees onsite will be enclosed with the Market Garden structure, supplemented by new mounded turf and rejuvenated park space at the southern end of the site. Adjacent storage containers in support of Market Garden will also see receive succulent planters atop.

Current timelines for QVM's overhaul has demolition works commencing on the existing market sheds at the turn of 2018, with Market Garden set to be operational by October of this year. Once works are completed for the QVM's $250 million overhaul, Market Garden's prefabricated design will allow it to be potentially relocated and re-used elsewhere.
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Breathe Architecture conceive QVM's new market facility

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City of Melbourne's draft 2016-17 Annual Plan and Budget was released late last week, with public submissions set to be accepted up until the Future Melbourne Committee decides upon the budget on 16 June 2016.

With total spending of $495.89 million, $399.41 million is expected to be dedicated toward programs and services, while $108.48 million is earmarked for infrastructure programs.

Council's headline project, the Queen Victoria Market, is likely to receive a further $8.45 million, in addition to the $76 million outlaid on acquiring the adjoining Munro site which forms part of the overall project.

<blockquote>
The $250 million renewal of the Queen Victoria Market Precinct is the largest project in Council’s history: a world-class regeneration of a much-loved market that will improve the trader, customer and visitor experience.

We’re now moving from planning to project delivery and this $8.45 million will allow us to implement the Queen Victoria Market Master Plan.

We will soon release a detailed plan outlining how key renewal projects will be managed. In the initial stages, this will include upgrades to trader facilities to address safety issues and better meet trader requirements.
<cite>Lord Mayor Robert Doyle</cite>
</blockquote>

In addition to Queen Vic's redevelopment, a host of further infrastructure projects slated for the forthcoming financial year include:

<ul>
<li>Energy efficient street light renewal: $5 million</li>
	<li>Major streetscape improvements and design: $4.35 million</li>
	<li>Urban landscapes climate adaptation (new streets and associated open spaces): $2.656 million</li>
	<li>Lady Huntingfield Child Care Centre Upgrade: $2.2 million</li>
	<li>Tree planting program (3000 trees): $1.5 million</li>
	<li>Bicycle Improvement Program: $1.56 million</li>
	<li>Green Your Laneway Pilot Project: $1.3 million</li>
	<li>Hawke and Adderley Street open space: $1.1 million</li>
	<li>Flood mitigation new works: $1 million</li>
	<li>Implementation of Docklands Community and Place Plan: $1 million</li>
	<li>Southbank Boulevard upgrading: $1 million</li>
</ul>
The Draft 2016-17 Annual Plan and Budget accommodates for population growth and according shifts in demand for council support and services.

<blockquote>
Melbourne has changed dramatically in the last four years and population growth is one of the biggest challenges we have faced.

Last year our city experienced a 5.5 per cent increase in population growth - an additional 6800 people brought our total population to more than 129,000 people. This is the final budget of this Council and it is focused on smart and sustainable investments.

This will ensure we have a well-planned city to meet the needs of our growing community without compromising its character and liveability.
<cite>Councillor Ken Ong, Chair of the Planning portfolio</cite>
</blockquote>

As elections will be held on Saturday, 22 October 2016 to determine Melbourne's City Council's leadership team, the Draft 2016-17 Annual Plan and Budget is the last under the current leadership regime. This final budget also concludes Council's four year vision, with an emphasis on growth, prosperity and liveability.

According to City of Melbourne, the final budget also cements the current Council’s legacy: one of a Melbourne that is a great place to work, live and visit.
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Queen Victoria Market advances as part of City of Melbourne's 2016-17 budget

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City of Melbourne have removed two entrants from the race to secure the right to develop the prized Munro site which forms part of the Queen Victoria Market redevelopment. Located at the corner of Queen and Therry streets, the development site which is expected to accommodate a 200 metre residential tower is now a race of three.

Alongside entrenched developers PDG Corporation and Cbus Property, Hansen Yuncken has been named as the third vested party with a chance to partner with City of Melbourne on the project. Traditionally a construction contractor, Hansen Yuncken shapes as the surprise contender of the trio given they have not made their reputation as a developer.

After City of Melbourne purchased the site for $76 million during late 2014, the wheels are now in motion to deliver a landmark 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/site_network_connections_diagram-01_0.png" rel="gallery-all" title="The Munro site shaded in purple can be seen to the left of image"><img alt="" class="image-article-full-width-580px" height="419" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/site_network_connections_diagram-01_0.png?itok=5Wm02leH" title="The Munro site shaded in purple can be seen to the left of image" width="580"></a>

<figcaption>The Munro site shaded in purple can be seen to the left of image</figcaption></figure><blockquote>
This is a rare opportunity for the private sector to partner with Council to deliver an exemplary mixed-use development with all the hallmarks of what we consider smart development: residential apartments, including affordable housing, childcare, family services, commercial and retail uses and the latest in environmental sustainability.

There is significant public interest in the Queen Victoria Market project and we believe it is important to be transparent with the community about the renewal of this iconic site. In 2013, Council committed to the largest investment in its history: up to $250 million to renew the Queen Victoria Market. The development of this site will help fund the renewal program.
<cite>Lord Mayor Robert Doyle</cite>
</blockquote>

An evaluation panel will sit into early next year in order to consider the merits of the three bids. Design, planning, finance, law, sustainability and governance, as well as several other fields will determine which bid will be victorious although City of Melbourne expect a final development agreement will not be in place until mid 2016.

As seen above the expected tower is located adjacent to a section of the CBD which is under intense redevelopment. Nine towers in excess of 200 metres in the immediate vicinity are in development with only Vision Tower close to completion. Proceeds from the mixed-use Munro development will aid City of Melbourne in financing the remainder of Queen Victoria Market's overhaul.

<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/image6_2.jpg" rel="gallery-all" title="Projects attributable to PDG Corporation, Cbus Property and Hansen Yuncken"><img alt="" class="image-article-full-width-580px" height="347" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image6_2.jpg?itok=B-EffIo7" title="Projects attributable to PDG Corporation, Cbus Property and Hansen Yuncken" width="580"></a>

<figcaption>Projects attributable to PDG Corporation, Cbus Property and Hansen Yuncken</figcaption></figure>With 15 years of progressive expansion under their belt, PDG Corporation are no strangers to large scale projects with Prima Pearl on Southbank the jewel in their crown. Cbus Property too have embarked upon numerous large Melbourne developments although they of late have swung their attention to residential projects with a stable of current and upcoming developments in progress.

Hansen Yuncken which was first established in Melbourne during 1918 is one of the nation's major construction firms. Their current noteworthy build in Melbourne is the revamp of the Royal Victorian Eye and Ear Hospital, although previous projects have included high-end builds such as Council House 2, Aerial Camberwell and the recently completed $126 million Deakin University Burwood Highway Frontage Building.
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Munro site's shortlist throws up a surprise contender

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With the recent announcement of a final shortlist for the Munro site development within the Queen Victoria Market (QVM) precinct, it is an opportune time to revisit the development potential of both sites and how they fit within the larger scope of development within CBD North <a href="/news/city-of-melbourne-releases-draft-guidelines-and-buys-munro-site">one year after the City of Melbourne purchased the site</a>.

<blockquote>
Melbourne-based developer PDG Group has emerged as the final short-listed bidder vying for the right to develop a 200m-high apartment tower on a site in the Queen Victoria Market precinct of the Melbourne CBD. The City of Melbourne council last month announced it had short-listed five parties to tender for the development rights on the 6000sqm site in the heart of the city. The names of bidding parties were kept confidential.

The four other parties bidding for the QVM project are <a href="/developers/cbus-property">Cbus Property</a>, <a href="/developers/grocon">Grocon</a>, <a href="/developers/mirvac">Mirvac</a> and Lang Walker’s Walker Corporation.
<cite><a href="http://www.theaustralian.com.au/subscribe/news/1/index?sourceCode=TAWEB_WRE170_a&amp;mode=premium&amp;dest=http://www.theaustralian.com.au/business/property/pdg-bid-completes-final-five-in-queen-victoria-market-race/story-fn9656lz-1227577583453&amp;memtype=anonymous">The Australian, 21 October 2015</a></cite>
</blockquote>

Here is my take on what can be achieved for both the Munro site and the associated Franklin Street development site, which to this point has been expected to occupy two new towers.

<h2>The site</h2>

The diagram below highlights the key development areas of the QVM precinct, including the Munro site and the current at grade car park that will eventually be bisected by a realigned Franklin Street, allowing for a public open space and creation of a new development site. City of Melbourne acquired the 6,500sqm Munro site for $76 million in October of 2014 and proceeded to incorporate it into the scope of the Queen Victoria Market Masterplan.

<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/existing_diagram-01.png" rel="gallery-all" title="Existing site diagram."><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/existing_diagram-01.png?itok=bhFaiHWT" title="Existing site diagram." width="580"></a>

<figcaption>Existing site diagram.</figcaption></figure><h2>Preferred outcomes: Munro site</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/munro_guidelines.jpg" rel="gallery-all" title="Guideline for heritage. Courtesy of City of Melbourne"><img alt="" class="image-article-full-width-580px" height="350" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/munro_guidelines.jpg?itok=Lo9nzua6" title="Guideline for heritage. Courtesy of City of Melbourne" width="580"></a>

<figcaption>Guideline for heritage. Courtesy of City of Melbourne</figcaption></figure>City of Melbourne's preferred outcomes for the Munro site:

<ul>
<li>Develop new building(s) (except at the Mercat Cross Hotel) to create a podium or ‘street wall’ along the frontages to Therry and Queen Street, not less than 20 metres high and not more than 30 metres high.</li>
	<li>Create a pedestrian link between Franklin and Therry Streets by extending the existing laneway between 104-106 and 108 Franklin Street. This must provide for: a) Universal 24/7 public access. b) A high level of amenity including natural daylight and at least double-storey ceiling heights.</li>
	<li>Set back all building forms higher than 20 metres at least 10 metres from the street frontages, inclusive of any balconies or architectural features.</li>
	<li>Limit overall building heights so that there is no overshadowing of the proposed new open space (the existing QVM car park) after 11am-2pm, beyond whatever shadowing may result from a 30 metre high podium built to the street frontage.</li>
</ul>
Taking cues from the Munro site guidelines coupled with key elements of the QVM Masterplan, a scenario for development of the ground plane and a series of networks and connections is established. This carves up what would otherwise be large consolidated sites into smaller volumes of mass, responding more to the finer grain of the precinct; this is illustrated in the diagram below whereby the pink arrows define the new pedestrian network and the blue vehicular.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/site_network_connections_diagram-01.png" rel="gallery-all" title="Networks and connections."><img alt="" class="image-article-full-width-580px" height="419" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/site_network_connections_diagram-01.png?itok=afMQleqs" title="Networks and connections." width="580"></a>

<figcaption>Networks and connections.</figcaption></figure>As my <a href="/news/the-northern-heights-cbd-north-model-updated">earlier article suggests</a>, the site is likely to accommodate a 200 metre residential tower. I have decided to go with a 30 metre podium with a 171 metre tower sitting atop it, setback 10 metres from all boundaries. The existing facades of the buildings which form the streetscapes would remain.

The Mercat Hotel is retained in its entirety as well as <a href="http://fancyhanks.com/">Fancy Hank's</a>, which is a personal favourite venue of mine.

With solar access to the new public open space and wind mitigation key considerations and requirements for a comfortable walking environment a curved, tapering tower was developed with a deep recess running up its full height to allow the northern sun to penetrate through to the north-south public laneway.

The curved form addresses wind forces and provides a contrast to the rigid and rectilinear envelopes of the northern most towers under construction within the area, whilst also maximising views and natural light.

<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/munro_site_development-01.png" rel="gallery-all" title="Munro site development."><img alt="" class="image-article-full-width-580px" height="241" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/munro_site_development-01.png?itok=15djOOvC" title="Munro site development." width="580"></a>

<figcaption>Munro site development.</figcaption></figure><h2>Franklin Street development site</h2>

I consider this in tandem with the new public open space to be the centrepiece of the QVM Market precinct and the key focal point of CBD North, as such it has been conceived as dual shards which have been carved by the sun allowing for solar access to Flagstaff Gardens, supplemented by a 9-storey apartment building that responds, complements and acts as a bookend to Melbourne Terrace apartments.

Both towers are setback from their podia 15 metres, allowing for generous separation between both. The tallest and most slender tower rises 90-storeys and 300 metres while the shorter of the two rises 64-storeys and 215 metres, with a deep recess to the north to break down the mass while allowing natural light deep into its floorplate.

The tapering nature allows for outdoor terraces and winter gardens for apartments and unique roof silhouettes on the Melbourne skyline.

<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/aerial_qvm_precinct.png" rel="gallery-all" title="Franklin Street towers."><img alt="" class="image-article-full-width-580px" height="425" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/aerial_qvm_precinct.png?itok=RBH353YN" title="Franklin Street towers." width="580"></a>

<figcaption>Franklin Street towers.</figcaption></figure>The crystalline forms are in contrast to the curved form of the Munro development, with the likelihood that two different developers or consortia will develop either.

What the final outcome might be for both sites will not be known for some time with the successful proponent for the Munro site due to be announced mid-next year. Either way hopefully this article provided some food for thought and impetus in design originality; the QVM redevelopment provides the perfect opportunity for it.
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Development scenarios: Munro site and Queen Victoria Market

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In order to facilitate its $250 million redevelopment of the Queen Victoria Market, the City of Melbourne is seeking expressions of interest (EOI) from consortia or individual companies to deliver a mixed-use development for the Munro site on the corner of Queen and Therry Streets. EOI's for the site close on 1st September from which point an Evaluation Panel chaired by CoM's Director City Design and Projects will evaluate registrants based on a series of criteria outlined within the EOI document.

The move follows City of Melbourne purchasing the 6,329sqm site in October of last year for $76 million and their recent approval of the Queen Victoria Market Precinct Renewal Master Plan. Development of the site is expected to include apartment towers up to 40-storeys, in addition to a 720 space customer car park, specialty retail and hospitality spaces, community facilities including a childcare centre and family hub, a mid-block link between Franklin Street and Therry Street and affordable housing.

<blockquote>
This is a rare opportunity for the private sector to partner with Council to deliver an exemplar mixed-use development with all the hallmarks of what we consider smart development: residential apartments, childcare, family services, commercial and retail uses and the latest in environmental sustainability
<cite>Lord Mayor Robert Doyle</cite>
</blockquote>

A planning scheme amendment has also been submitted to Minister for Planning Richard Wynne that would remove the discretionary 20-metre height restrictions, yet City of Melbourne will maintain ultimate control of what is built on the land, having placed restrictions on street frontage heights and setbacks to create a space that facilitates pedestrian traffic, ensures that the heritage character of the original market is retained and introduces tower separation and weather protection strategies.

<blockquote>
The relationship between the Queen Victoria Market Precinct and the surrounding city have changed over time. What was once a transitional zone between the central city and low-intensity suburbs is now an integral part of the central city and emerging City North growth area. Existing controls over the built form of new development in the precinct have become dated.

The City of Melbourne therefore commenced a process of reviewing and updating planning controls over the precinct, including a formal Planning Scheme Amendment process, to better support the precinct’s changing role.
<cite>QVM Renewal Master Plan</cite>
</blockquote>

To further support the Queen Victoria Market Precinct Renewal, the Victorian Government and the City of Melbourne have entered into a formal agreement to realign Franklin Street at the south end of the market and transfer some Crown land to the City of Melbourne. Freehold land will be created as a result of the land transfer, providing opportunities for commercial and residential development to add to the vibrancy and potential of the area.

Funds secured through the development of this land will be reinvested into the Queen Victoria Market. The realignment of Franklin Street will improve vehicular movements, deliver economic benefits and create a new route to Docklands.

<h2>Key development timing obligations</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/qvm_staging.jpg" rel="gallery-all" title="QVM Renewal Precinct and Staging plan."><img alt="" class="image-article-full-width-580px" height="414" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/qvm_staging.jpg?itok=Ir9Ky7pq" title="QVM Renewal Precinct and Staging plan." width="580"></a>

<figcaption>QVM Renewal Precinct and Staging plan.</figcaption></figure><ul>
<li>Replace current car spaces within the existing at grade car park (A) elsewhere within the market precinct by 2019, and convert the existing car park to a high quality public space by 2022.</li>
	<li>Construct a new Queen’s Corner building within a portion of the Queen Street road reserve (B) for the Victoria Visitor Centre and new market management facilities by 2026.</li>
	<li>Construct New Franklin Street by 2019 (C).</li>
	<li>Reconfigure land parcels Including the retained Franklin Street stores (D) and portions of the Franklin Street road reserve (E) to create mixed use development sites by 2026.</li>
	<li>Enhance and renovate northern Upper Market Sheds to support trading and incorporate new market trading services and facilities by 2019 (F).</li>
	<li>Upgrade streetscapes adjoining Queen Victoria Market (Elizabeth, Peel, Queen, Therry and Victoria streets) and public transport infrastructure by 2026.</li>
	<li>Corner Queen and Therry streets (commonly known as the Munro site)</li>
</ul>
<h2>Project Planning Framework</h2>

In the associated Master Plan, the market has been divided into four quarters, each linked to each other by a market cross of public spaces within the heart of the precinct. The intent is to coordinate a suite of projects that can be developed with a degree of independence from each other, yet also complement each other and contribute to the precinct as a whole.

For each of these quarters, the Master Plan sets out the preferred vision for the future of that part of the market, priorities identified through the community and trader engagement process, and key proposals for improvements.

<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/qvm_quarters.jpg" rel="gallery-all" title="Queen Victoria Market Renewal 'Quarters'"><img alt="" class="image-article-full-width-580px" height="529" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/qvm_quarters.jpg?itok=nE5fNOwZ" title="Queen Victoria Market Renewal 'Quarters'" width="580"></a>

<figcaption>Queen Victoria Market Renewal 'Quarters'</figcaption></figure>Q1 The market halls will continue to focus on food and hospitality including meat, fish and specialty food vendors. Shops facing surrounding streets will welcome visitors to the precinct with high quality retail and hospitality establishments and make the market a special destination at all times. Improvements will include modern trader facilities, storage, waste management, and other infrastructure.

Q2 The open-air heritage sheds will accommodate fixed trading with a focus on fruit and vegetables and a high quality non-food offer. New trader facilities, storage, waste management and other infrastructure will reduce servicing intrusions in public areas. The Victoria Street shops, F Shed and improvements along the Peel Street edge will shelter the sheds and activate the streets.

Q3 The area south of the old cemetery wall will accommodate changing markets and events. A new open space and enhancements to the existing sheds will create a unique indoor/outdoor facility and a new public place for City North. New trader amenities, storage and other infrastructure will support this approach. A new Queen’s Corner building will accommodate visitor and customer services. The market’s old Franklin Street stores will be re-used within a mixed use development south of New Franklin Street.

Q4 A new mixed use development will accommodate retail, hospitality and community uses complementing Queen Victoria Market. It will also include the market’s main customer car park, a new mid-block pedestrian laneway or arcade linking Franklin Street to Therry Street, and facilities to support the growing local community.

The full Master Plan is available from <a href="http://participate.melbourne.vic.gov.au/application/files/2714/3443/1189/QVM_PRECINCT_RENEWAL_MASTER_PLAN_-_final.pdf">Participate Melbourne</a>.
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