The new <a href="https://www.apartments.com.au/new-apartments/yarraville-green-42-stephen-street-yarraville-vic-3013">Yarraville Green</a> development in Melbourne's inner west is showing that landscaping can be just as influential as architecture, with buyers responding strongly to the garden-first approach adopted from the outset by developer Excelon Projects and the project's design team.

Excelon appointed Six Degrees Architects and landscape architects SBLA to work collaboratively on the development, with a brief to create "a sustainable, design-led building with a focus on community."

That approach has resonated with buyers. According to Next Chapter Director Tom Hirini, who is leading the sales campaign, the landscaped communal garden has become one of the project's defining features, alongside its boutique scale and European-inspired cluster housing concept.

Local downsizers, right-sizers and established families already living in Yarraville and surrounding suburbs have accounted for the majority of purchasers.

[smartcode_project:default project_id=144913 project_image_fid=297740]

Yarraville Green will comprise 53 homes, including apartments and townhomes, arranged around the shared central garden to maximise connections to the landscaped open space. Parking has been moved underground, allowing the ground plane to be dedicated to greenery, pedestrian movement and communal spaces.

The landscape extends well beyond passive planting. Productive garden beds, a pergola, communal gathering spaces, garden sheds and a pet wash have all been integrated into the masterplan, creating spaces designed to encourage everyday interaction between residents.

[smartcode_project:default project_id=144913 project_image_fid=297741]

The interiors continue Excelon's focus on craftsmanship, incorporating bespoke elements by Melbourne artisans including leadlight detailing by Adadaz, hand-turned timber hardware by Auburn Woodturning and blown-glass lighting by Ruth Allen.

Sustainability has also been embedded throughout the project, with Yarraville Green targeting an average 7-star NatHERS energy rating through passive design principles, rooftop solar servicing common areas and rainwater harvesting for landscape irrigation.

[smartcode_project:default project_id=144913 project_image_fid=297735]

Construction continues to progress at Yarraville Green, with structural works well underway and framing works approaching completion under builder Balmain &amp; Co. The project remains on track for completion in mid-2027.

Apartments at Yarraville Green are currently priced from $625,000, while townhomes start from $1.4 million.

[smartcode_project_cta:default project_id=144913]

Joel Robinson

Garden-led design drives buyer demand at Yarraville Green

National diversified developer Fortis has officially launched Crest &amp; Walker, its latest Brisbane apartment development, with construction now underway on the 20-storey Newstead project.

Award-winning builder BINAH has commenced construction on the Bureau^Proberts-designed building, which will deliver a limited collection of 65 two and three-bedroom apartments on Kyabra Street.

[smartcode_project:default project_id=145922 project_image_fid=373556]

The project marks Fortis' fourth active residential development in Brisbane, following River House, which is nearing completion, alongside projects in New Farm and Hamilton as the national developer continues to expand its South East Queensland pipeline.

Fortis General Manager – Development Queensland Dan Boman said Crest &amp; Walker reflects the developer's long-term commitment to delivering design-led residential projects in Brisbane's established inner-city suburbs.

"We're proud to be strengthening our presence in Brisbane with Crest &amp; Walker, particularly in such a sought-after lifestyle destination as Newstead," Boman said.

"Every Fortis project is shaped by its context, and we approach each one with the respect and care it deserves.

"Our focus is always on creating places that feel connected to their neighbourhood and elevate the everyday experience for residents. Newstead continues to evolve as one of Brisbane's most sought-after urban communities, and Crest &amp; Walker reflects our ambition to contribute meaningfully to that story."

[smartcode_project:default project_id=145922 project_image_fid=373559]

Positioned between Gasworks Plaza and James Street, <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> has been designed as a boutique residential address offering privacy and generous living spaces within one of Brisbane's most established lifestyle precincts.

The building features a contemporary brick podium softened by integrated landscaping, while the upper levels are characterised by restrained architecture and enduring materiality. Interiors have been designed to maximise natural light, acoustic performance and long-term liveability.

[smartcode_project:default project_id=145922 project_image_fid=373583]

Residences comprise spacious two and three-bedroom floorplans, with two-bedroom apartments priced from $1.55 million and three-bedroom, half-floor residences from $3.95 million.

Residents will have access to a wellness-focused rooftop featuring a swimming pool, sauna, steam room, landscaped dining spaces and outdoor lounge areas overlooking Newstead and the Brisbane CBD.

[smartcode_project:default project_id=145922 project_image_fid=373571]

Sales are being managed by Slaite Projects, with Fortis expecting strong demand from owner-occupiers seeking a high-quality, design-focused apartment in one of Brisbane's most tightly held inner-city suburbs.

Completion of Crest &amp; Walker is slated for late 2028.

[smartcode_project_cta:default project_id=145922]

Fortis expands Brisbane pipeline with launch of Crest & Walker in Newstead

The enormity of delivering a true skyscraper in Australia's new development market is often overlooked.

It has taken the best part of a decade since plans for Chevron One were first unveiled, but the 41-storey tower is now complete, with residents collecting their keys and moving into what has become one of the Gold Coast's most recognisable new landmarks.

Rising 127 metres above Chevron Island, Chevron One stands almost twice as high as any other building on the island. Its scale places it alongside the trio of towers at Jewel, arguably the last truly significant addition to the central Gold Coast skyline when they were completed around six years ago.

While there are several developments underway around a similar height to Chevron One, they are more concentrated within clusters of the highest towers in the city. The fact Chevron One sits within a developing precinct, looking back at the other high-rise developments in Surfers Paradise and Broadbeach, makes it a different proposition altogether. It will certainly become a reference point on the Gold Coast skyline.

[smartcode_project:default project_id=6515 project_image_fid=68833]

Developer Bensons Property Group is behind the 41-storey tower, which has 229 apartments, along with an exhaustive list of resident amenity spread across what is the largest development site ever assembled on Chevron Island.

The tower has been the talk of the town for years, says Ray White Projects Gold Coast agent Caitlin Rosenboom, who is selling the remaining apartments.

"People have been watching Chevron One go up for years," Rosenboom says, adding that many prospective buyers have been surprised by the scale of the views once they step inside.

"It's only when they walk through a completed apartment that they truly understand the position of the building," Rosenboom says.

"The views are jaw-dropping. Whether you're looking east over the ocean, across Surfers Paradise, along the river systems or out to the hinterland, every level offers something different but equally impressive."

[smartcode_project:default project_id=6515 project_image_fid=360215]

One of Chevron One's defining advantages is its location on the eastern side of Chevron Island on Stanhill Drive, a position which protects the views forever.

"There's only one row of houses between Chevron One and the water, and the height restrictions along the river means views from Chevron One can never be built out,"&nbsp;Rosenboom says.

While new apartment developments continue to emerge across the Gold Coast, Rosenboom says opportunities to secure a completed apartment with this level of outlook are becoming increasingly rare.

"The size of the site is something that would be incredibly difficult to replicate today," she says.

"That's allowed Chevron One to deliver the sort of amenity, open space and resident facilities that very few projects can offer. There are not many completed apartment buildings on the Gold Coast right now that can compete with the combination of scale, quality and amenity."

[smartcode_project:default project_id=6515 project_image_fid=68839]

There's around 2,000 sqm of amenity solely for the use of residents of Chevron One. Club One features a uniquely shaped swimming pool that mirrors the footprint of the building itself, set within a extensively landscaped gardens. There's also an indoor pool and spa, a fully equipped gym with a Pilates room, a yoga garden, a bookable private dining area and lounge that can host up to 30 people, and a 24-hour concierge service.

As for the buyers, Rosenboom is fielding enquiry from everywhere: Sydneysiders and Melburnians looking at the new and off-the-plan market following the changes in the Federal Budget, as well as those looking to relocate, through to South East Queenslanders seeking either a permanent home or a weekender bolthole.

"The Gold Coast lifestyle continues to resonate with people relocating from the southern states, and when they see the views and the quality of what's been delivered at Chevron One, it becomes very easy for them to understand the appeal," Rosenboom says.

A diverse mix of one, two and three-bedroom apartments remain available, with each offering "something a little different", be it the orientation and views, configuration, or level, to suit a wide variety of buyers.

The remaining apartments are ready to inspect in person, by appointment.

[smartcode_project_cta:default project_id=6515]

A decade in the making: Residents to move into Chevron One as construction wraps up

A general rule of thumb in new apartment developments is that the penthouses get the rooftop.

It's a formula that's become commonplace across Australia's apartment market. Residents might have access to a pool, gym or barbecue facilities on a dedicated lower level, but the most desirable outdoor spaces are typically reserved for the highest-priced homes at the top of the building.

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> has taken the opposite approach.

Rather than dedicating the rooftop to a handful of buyers, the Gold Coast developer has made it the centrepiece of its Flourish collection, creating expansive shared spaces from the best vantage point in the building.

The philosophy has reached its most ambitious expression at <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> in Palm Beach, where two rooftop precincts connected by a skybridge will deliver one of the most extensive lifestyle offerings seen in a residential apartment project on the Gold Coast.

[smartcode_project:default project_id=150017 project_image_fid=374053]

"We're seeing a clear move toward developments that offer more than just an apartment," Sherpa Group founder Christie Leet said.

"People want spaces that support how they actually live, whether that's working from home, staying active, or spending time with family and friends.

"That's where amenity becomes critical. It's not just about what's included, but how those spaces are designed to be used every day."

[smartcode_project:default project_id=150017 project_image_fid=374052]

The breadth of amenity has already attracted buyers across multiple demographics. Younger first home buyers have been drawn to Soleira's one-bedroom apartments, a product rarely delivered in Palm Beach, while families have responded to practical inclusions such as the shallow children's pool adjoining the main lap pool and the extensive communal recreation areas.

Instead of a single rooftop, Soleira delivers two distinct lifestyle zones.

[smartcode_project:default project_id=150017 project_image_fid=372547]

The southern rooftop has been dedicated to wellness, featuring a gym, yoga and Pilates studio, work-from-home facilities, a wellness centre, spa, and hot and cold plunge pools.

The northern rooftop focuses on recreation and entertaining, incorporating a heated resort-style pool, private dining rooms, pizza ovens, barbecues, a golf simulator, children's recreation areas, and what is expected to be the Gold Coast's first rooftop basketball court, which will also double as a squash court.

[smartcode_project:default project_id=150017 project_image_fid=374054]

Beyond the rooftops, Soleira will introduce 1,500 sqm of curated retail beneath the towers, creating one of Palm Beach's first genuinely mixed-use lifestyle precincts where cafés, restaurants and convenience retail become part of residents' everyday lives.

Sherpa has also retained management rights across the development, allowing it to oversee the long-term operation of the building through a 24-hour concierge model. The developer is also exploring additional revenue streams within the precinct aimed at helping offset ongoing body corporate costs for residents.

[smartcode_project:default project_id=150017 project_image_fid=370962]

While Soleira is the largest project Sherpa has delivered, the rooftop-first philosophy has been evolving for several years.

It began with <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>, the first project released under the Flourish brand. Rather than competing at the ultra-luxury end of the market with oversized half-floor and full-floor residences, Sherpa focused on creating lifestyle-driven apartments supported by resort-style shared spaces.

Amargo introduced more than 800 sqm of rooftop amenity, combining wellness facilities, heated pools, entertaining areas, cabanas, pizza ovens and private dining spaces into what was designed as an extension of residents' homes rather than a facility used only occasionally.

[smartcode_project:default project_id=146527 project_image_fid=366550]

That approach continued with Flourish Oasis, where the same amenity-led philosophy was refined into a more boutique development. Strong demand from Sherpa's growing VIP database saw much of the project sold before it reached the broader market, reinforcing buyer appetite for apartment communities centred around shared lifestyle experiences.

Flourish Amargo is slated for completion mid-way-through next year, with Oasis to be delivered by late 2027. Flourish Soleira is expected to complete in 2030.

[smartcode_project_cta:default project_id=150017]

Sherpa takes amenity to the sky as Flourish Soleira captures booming Palm Beach demand

As apartment living continues to evolve across Sydney's growth corridors, the quality and distribution of shared spaces is increasingly shaping how residents experience home. Rather than functioning as add-ons, amenities are being embedded into the daily rhythm of a building, supporting everything from quiet retreat to social interaction, often within a single vertical community.

At <a href="https://www.apartments.com.au/new-apartments/aeris-melrose-park-nursery-street-melrose-park-nsw-2114">Aeris</a> in Melrose Park, this approach is resolved through a layered amenity offering that unfolds from ground level through to its upper podium. Developed by <a href="https://www.apartments.com.au/developers/sekisui-house-australia">Sekisui House Australia</a> in partnership with Hankyu Hanshin Properties, the project introduces 468 apartments across two towers and a mid-rise building, positioned at the highest point of the broader masterplan.

[smartcode_project:default project_id=426 project_image_fid=359199]

The amenity experience begins at street level, where two courtyards sit within a landscaped setting that connects residents to the wider network of parks and green spaces. These green spaces are not isolated pockets but part of a wider pedestrian network that links Aeris to the surrounding <a href="https://www.apartments.com.au/developments/melrose-park-nsw-2114">Melrose Park</a> precinct, including Central Park, future schools, and the Town Centre opening in July 2026. The result is a transition that moves from public to private without abrupt boundaries, allowing residents to pass through shaded, tree-lined environments before reaching the building itself.

Moving upward, the focus shifts to the level five podium, where the primary communal facilities are concentrated. This space brings together a 16-metre swimming pool, outdoor seating areas, and a communal BBQ zone arranged to take advantage of elevated outlooks. Seating is positioned beneath pergolas, creating pockets of shade that extend the usability of the space throughout the day. The pool edge aligns with views toward the wider district, reinforcing the sense of elevation that defines the project’s positioning.

In the adjacent building, this is complemented by quieter, more contemplative spaces, including an outdoor cinema set within the same level. Positioned to operate primarily in the evening, it introduces a different tempo to the shared environment, shifting from daytime activity to after-hours use without requiring separate zones.

[smartcode_project:default project_id=426 project_image_fid=360299]

The podium also accommodates an intimate private resident gym. Located on the lower levels, it gives residents convenient access to fitness facilities without leaving the building.

Above, the elevated podium sky deck extends the amenity offering, providing additional open-air spaces with elevated outlooks across the surrounding landscape. While more restrained in program, this upper level reinforces the project’s vertical progression, from ground-level greenery to elevated outlook, allowing residents to move between distinct spatial conditions within a single address.

This distribution of amenities reflects a deliberate response to how residents use space across the day. Sekisui House Australia Sales and Marketing Director Peter Kalaf points to the role these shared areas play in shaping buyer demand. Aeris has been conceived as more than a collection of apartments, with the podium pool, gym and outdoor cinema forming part of a broader lifestyle offering that extends the home beyond each individual residence.

[smartcode_project:default project_id=426 project_image_fid=360300]

What distinguishes Aeris is not the inclusion of these elements individually, but how they are arranged in relation to one another. Active, social, and passive spaces are layered vertically rather than separated, allowing residents to choose between them without leaving the building or moving far from their apartment. This proximity supports both routine use, such as a morning swim or evening workout, and more occasional gatherings, whether around the BBQ area or within the cinema setting.

The amenity design also sits within a broader framework of connectivity across Melrose Park. The Melrose Park Town Centre, anchored by Coles and Dan Murphys, features a mix of retail, dining, health and lifestyle offerings, bringing everyday convenience closer to residents. By the end of the year, more than five hectares of parks and open space, equivalent to around seven football fields of green space on residents' doorstep, will further enhance the precinct, allowing the internal facilities at Aeris to operate as an extension of the wider neighbourhood rather than a substitute for it.

Construction at Aeris continues to gather momentum, with ground floor slabs expected to be completed in late 2026 before the first sections of the buildings begin to rise above ground.

[smartcode_project_cta:default project_id=426]

Elevated amenity anchors daily life at Aeris, Melrose Park

Salta Property Group

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Should Salta Properties gain approval, it will have the right to deliver Mulgrave's first hotel of any note.

Late last year the developer initiated a planning application for a mixed-use building at its Nexus Corporate office park that abuts the Monash Freeway. Under its 12 Nexus Unit Trust entity, Salta Properties is seeking to add the substantial 14 level tower for the purposes of serving the current and future predominantly commercial buildings in the immediate precinct.

Dominated by low-rise campus-style office buildings, 12 Nexus Court would be comfortably taller than any surrounding buildings at 48 metres in height. 

To that end, project architects Technè and Gray Puksand have pushed the project to a heightened degree of design prowess relative to its neighbours; 12 Nexus Court is effectively expected to become Nexus Corporate's showpiece building. 

<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/image314.jpg" rel="gallery-all" title="12 Nexus Court. Planning image: Technè - Gray Puksand"><img alt="" class="image-article-full-width-580px" height="289" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image314.jpg?itok=fOcGNl4u" title="12 Nexus Court. Planning image: Technè - Gray Puksand" width="580"></a>

<figcaption>12 Nexus Court. Planning image: Technè - Gray Puksand</figcaption></figure>The 139 residential hotel rooms span levels 8 to 14, with the 'pod' aspect of the design defined by distinctive overhangs and a serrated or modular-like facade.

According to Hollerich Town Planning "the residential hotel component has specifically been designed so as to present as a built form element with a different appearance, using clearly different materials and colours and a rectangular form against the curved nature of the podium and office elements."

It's the curved podium that holds the balance of 12 Nexus Court's uses. A porte-cochere, lobby, bar, lounge, end of trip facilities and bicycle parking are present at ground level. Thereafter the bulk of the structure accommodates 387 car parking spaces and 1,821 square metres of office space across levels 8 to 10.

A gym and substantial ASPECT Studios-designed landscaped area atop the podium accounts for the area between the office and residential hotel.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_8090.jpg" rel="gallery-all" title="10 Nexus Court is approaching completion"><img alt="" class="image-article-full-width-580px" height="373" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_8090.jpg?itok=3uKkoTvq" title="10 Nexus Court is approaching completion" width="580"></a>

<figcaption>10 Nexus Court is approaching completion</figcaption></figure>12 Nexus Court is seemingly in stark design contrast to the adjoining office building. The latest project approaching completion for Salta Properties at their Mulgrave corporate park is 10 Nexus Court, which is in the hands of builder Hacer.

The purely commercial office building spans 5 levels or 8,370 square metres and maintains an almost regimented aspect to Springvale Road and the Monash Freeway. 10 Nexus Court's strong vertical lines will contrast against the finer horizontal lines that stand out as one of 12 Nexus Court's stronger visual features.

10 Nexus Court is also the design of Gray Puksand.
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silvermb

Salta pursues Mulgrave's first hotel

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Salta Properties' latest project is poised to clear a major planning hurdle at City of Melbourne's Future Planning Committee sitting this evening.

Council planners have recommended approval for Salta's mixed-use tower at 57-63 Exhibition Street. Replacing ASF House, the currently 203m tower with an expected development cost of $255 million may be required to ditch a number of floors in order to prevent overshadowing of Birrarung Marr.

City of Melbourne planners have requested it be reduced to 183 metres. A mix of hotel and residential, 57-63 Exhibition Street's fate is ultimately with the Planning Minister.

Should the final green light be given, Salta will be in a strong position to woo a hotel operator for the project's 185 suites which range between 34sqm and 82sqm. The immediate area surrounding the Exhibition Street proposal is already a magnet for premium hotel brands; Stamford Plaza, Sheraton Melbourne, Sofitel, Grand Hyatt and a pending NEXT outlet are present.

<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/image16ex.jpg" rel="gallery-all" title="Exhibition Street perspective. Planning image: Bates Smart"><img alt="" class="image-article-full-width-580px" height="465" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image16ex.jpg?itok=Xr7PMg0c" title="Exhibition Street perspective. Planning image: Bates Smart" width="580"></a>

<figcaption>Exhibition Street perspective. Planning image: Bates Smart</figcaption></figure>57-63 Exhibition Street's ground plane treatment has seen a laneway inserted, connecting Strachan Lane and Chester Lane. Incidentally Strachan Lane was subject to a <a href="http://www.heraldsun.com.au/news/victoria/chequerboard-art-in-melbournes-strachan-lane-washed-away/news-story/8807c8fc73d039ab1ef4049b3ddc4013">creative urban art installation</a> earlier this year which riled Council.

Report documents talk of the the "considered placement of openings and fine detailing in the (proposal's) podium facade and the ramp’s internal elevations, this alluring detail and materiality becomes the focus of Chester Lane when experienced from Flinders Lane, enticing passers by to explore further." The design also allows for adjacent properties to be redeveloped in an equitable manner.

City of Melbourne planners have called for further design changes in addition to the slight height decrease. Fenestration to the southern boundary wall above a height of 80 metres has been sought, along with further detail regarding the proposal's ground floor plane.

<blockquote>
Broadly, the proposed development exhibits a high quality design, providing a podium that will successfully integrate with the height and detailing of adjacent graded historic buildings in addition to providing a high degree of activation and site permeability. The tower component achieves adequate separation and setbacks, and the design exhibits excellent internal amenity.

Subject to the recommended conditions, it is considered that the subject site can support a building of this scale, and the proposal will make a positive contribution to Exhibition Street and Melbourne’s City
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image21_13.jpg" rel="gallery-all" title="Faceted to the floor. Planning image: Bates Smart"><img alt="" class="image-article-full-width-580px" height="507" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image21_13.jpg?itok=UD8RcfTo" title="Faceted to the floor. Planning image: Bates Smart" width="580"></a>

<figcaption>Faceted to the floor. Planning image: Bates Smart</figcaption></figure>For Salta, the nod from Council tonight is a major step toward securing approval for the site which was entered into a joint venture with Malaysia’s Asia One. Although Asia One held the site outright initially, scant little has been heard from the developer since the joint venture was announced; perhaps a coincidence but Salta Properties Pty Ltd is the sole entity listed within the report to Council.

Regardless, 57-63 Exhibition Street adds to Salta's pending apartment development pipeline.

Their Park House project at 627 Victoria Street, Abbotsford has seen Icon Co installed as preferred builder, with a start to the 500 plus apartment build imminent. Also on the radar is 695-699 La Trobe Street, a 28 level tower containing rental apartments and hotel suites.

Upon approval, 57-63 Exhibition Street would join 249-261 Queens Parade, Clifton Hill and additional apartment projects within the Salta's Victoria Gardens precinct as future projects.
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CoM moves to provide clearance for 63 Exhibition's lofty ambitions

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City of Monash planners have recommended that Singapore-backed <a href="/developers/frasers-property">Frasers Property Australia</a> along with project partner Commercial &amp; Industrial Property (CIP) be allowed to proceed with a multi-staged commercial development that would become one of suburban Melbourne's largest.

Subject to a raft of conditions, the proposal which includes in excess of 60,000sqm of commercial office space is poised to account for a vacant site at <a href="/developments/mulgrave-vic-3170">254-294 Wellington Road, Mulgrave</a>. With a development cost of $120 million, the scheme displaces Peters Ice Cream which have occupied the site since 1964.

Peters have moved the bulk of their operations to an adjoining complex, allowing Frasers and CIP to roll out plans for a portion of the 133,259sqm site.

Four separate 8 storey commercial buildings are envisaged; each includes between 13,739sqm and 15,692sqm of leasable space. Designed by Max Architects, 254-294 Wellington Road also sees four multi-storey car parks with an accumulated 2,497 parking spaces, provisions for bicycle parking in each building and a cafe/food tenancy within the ground level of each office building.

An existing heritage building fronting Wellington Road will be maintained and amalgamated into the development.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/building_c.jpg" rel="gallery-all" title="211 Wellington Road's Building C. Image: Colliers"><img alt="" class="image-article-full-width-580px" height="302" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/building_c.jpg?itok=f97h5lEM" title="211 Wellington Road's Building C. Image: Colliers" width="580"></a>

<figcaption>211 Wellington Road's Building C. Image: Colliers</figcaption></figure>The developers play for the vacant 254-294 Wellington Road parcel comes months after work wrapped up on 211 Wellington Road.

Diagonally opposite the Peters site, 211 Wellington Road is a mixed-use project primarily consisting of three commercial buildings. Mazda National Headquarters, Monash University, BSN Medical and BMW Finance are the headline tenants within the project.

Falling under the Monash National Employment and Innovation Cluster which sees <a href="https://vpa.vic.gov.au/project/monash-employment-cluster/">Melbourne’s largest concentration of jobs outside the CBD</a>, Frasers and CIP will be hoping that the success of their 211 Wellington Road project is repeated at their new, and considerably larger commercial development across the road.

As large as it is, 254-294 Wellington Road is not the sole commercial development currently on the radar in the area.

<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/image42_2.jpg" rel="gallery-all" title="Goodman Group and Salta Properties latest offerings within Monash"><img alt="" class="image-article-full-width-580px" height="219" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image42_2.jpg?itok=TOeF1KBg" title="Goodman Group and Salta Properties latest offerings within Monash" width="580"></a>

<figcaption>Goodman Group and <a href="/developers/salta-properties">Salta Properties</a> latest offerings within Monash</figcaption></figure>Also in Mulgrave, builder <a href="/builders/hacer-group">Hacer</a> has recently taken on 10 Nexus Court. The 6,000sqm Gray Puksand-designed building is the latest commercial project under construction for Salta Properties within their sprawling Nexus Corporate Precinct.

As that precinct is rounded out by 10 Nexus Court, Salta Properties will move their attention to an adjoining development site at <a href="/news/salta-and-cedar-woods-upsize-their-monash-intentions">647 Springvale Road</a>, with an eye toward additional commercial offerings.

Meanwhile Goodman Group is seeking tenants for dual new office buildings within their Ferntree Business Park at 296-324 Ferntree Gully Road, Notting Hill. Buildings Buildings D + N are in the pipeline, and may add as much as 14,500sqm of space to that particular precinct.

Ferntree Business Park is also set to host a Quest serviced apartment complex according to current construction tenders for that particular project.
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A commercial mini city beckons as Melbourne's southeast flourishes

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The lure of capitalising upon Melbourne's super strong hotel sector has not gone unnoticed at Salta Properties, with the developer's approved plans for a prime Docklands corner reworked to include a hotel component.

A long time at planning, 695-699 La Trobe Street was resubmitted with the Department of Environment, Land, Water and Planning (DELWP) earlier in the year, with the intention of providing 175 hotel suites in addition to 305 residential apartments. The emergence of 695-699 La Trobe Street in its current form adds weight to Docklands' hotel credentials, with a handful of projects planned or at construction.

Planning documents show that for their Docklands venture, Salta Properties were negotiating with InterContinental Hotels Group to bring aboard Hotel Indigo as the operator, although of course any tie-up is subject to confirmation from the respective parties.

Active across all development spheres, 695-699 La Trobe Street shapes as Salta Properties' second mixed-use project which would include a hotel component. As part of Abbotsford's Green Square development, Salta Properties snared serviced apartment provider Quest to manage 93 studio, one, two and three bedroom apartments.

From an exterior design perspective, 695-699 La Trobe Street's shape remains for the most unchanged, with a new facade and ground floor plane in tow.

The redesigned exterior features a facade application that has become somewhat of a Fender Katsalidis trademark in recent times. Vertical timber-finish fins now veil much of the podium aspect of the intended tower, and are similar in nature to other Fender Katsalidis projects such as Ivanhoe Apartments.

A new ground floor layout would see dual lobbies and a combined bar/dining space provide continuous activation to both La Trobe Street and Harbour Esplanade. As part of the revised application, Urban Art Projects have included an urban art strategy with the option of including three major artworks across the tower's ground floor and car park podium section.

<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/image110_0.jpg" rel="gallery-all" title="A new ground level interface. Planning image: Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="301" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image110_0.jpg?itok=rHAI1EAS" title="A new ground level interface. Planning image: Fender Katsalidis" width="580"></a>

<figcaption>A new ground level interface. Planning image: Fender Katsalidis</figcaption></figure>Docklands and the adjoining South Wharf continue to prove themselves as a magnet for hotel development.

Salta Properties' entry into Docklands is in addition to Four Points by Sheraton which is nearing its construction completion, while Quest can expect its second Docklands outlet to begin construction in the new year. Flagship Property Holdings have begun works on a new 331-room hotel at the Melbourne Convention and Exhibition Centre, while Riverlee is eyeing a new hotel an North Wharf as part of its <a href="/news/a-reborn-north-wharf-adds-to-melbournes-swelling-hotel-numbers">pending redevelopment</a>.

The only project that has yet to materialise is Altus Tower; itself a stone's throw from 695-699 La Trobe. PARKROYAL has been signed to Altus Tower, but post its <a href="http://www.hotelmanagement.com.au/2014/10/08/construction-starts-parkroyal-docklands/">official breaking of ground</a> during October 2014, precious little has occurred onsite since.

<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/image112_1.jpg" rel="gallery-all" title="The Altus as rendered, but not in reality. Image: thelatus.com.au"><img alt="" class="image-article-full-width-580px" height="364" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image112_1.jpg?itok=2sL-199A" title="The Altus as rendered, but not in reality. Image: thelatus.com.au" width="580"></a>

<figcaption>The Altus as rendered, but not in reality. Image: thealtus.com.au</figcaption></figure>
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Melbourne's hotel boom draws Salta Properties into the mix

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Once a stronghold for various industries, <a href="/new-apartments/richmond-vic-3121">Richmond</a> continues to evolve as a highly sought-after inner city apartment hub. While areas north and west of the Victoria Gardens Shopping Centre have seen intense levels of apartment development, the tract of land directly south of Victoria Gardens and east of Burnley Street is now set to continue the trend.

Doonside Precinct has risen to prominence with a string of apartment developments poised to make their mark.

In recent times the initial planning to-ing and fro-ing in order to realise the Doonside precinct have been in full swing. Noteworthy is a recent report delivered by <a href="/developers/urbis">Urbis</a> arguing that proposed amendment to the Yarra Planning Scheme seeking to apply a Heritage Overlay to parts of Doonside Precinct <a href="http://www.yarracity.vic.gov.au/DownloadDocument.ashx?DocumentID=13738">would not provide a net benefit to the community</a>.

Regardless a handful of apartment developments are emerging, creating the first wave projects which will seek to call Doonside home.

<h2>Supply Co.</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/image27_0.jpg" rel="gallery-all" title="Supply Co. Image courtesy Forza Capital"><img alt="" class="image-article-full-width-580px" height="350" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image27_0.jpg?itok=G5rs5tMD" title="Supply Co. Image courtesy Forza Capital" width="580"></a>

<figcaption>Supply Co. Image courtesy Forza Capital</figcaption></figure>First out of the gates is <a href="/developers/forza-capital">Forza Capital's Supply Co</a>. which references the site's former use. At sales is a Peddle Thorp-designed 11 level apartment building with 140 apartments included.

The site's history has not been lost upon the design team with the exterior maintaining a facade of concrete, glass and mesh privacy screens. The industrial-inspired exterior is balanced out by interiors which have been described as "Sleek, sophisticated and stylishly functional, with the warm, light tones that contrast with bright metal and natural wood."

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/img_0117_0.jpg" rel="gallery-all" title="A piece of history retained and integrated "><img alt="" class="image-article-full-width-580px" height="360" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_0117_0.jpg?itok=L8oYCQai" title="A piece of history retained and integrated " width="580"></a>

<figcaption>A piece of history retained and integrated</figcaption></figure>At ground level a cafe has been incorporated, as will be the existing facade which will frame the active space.

<h2>Burnley Terrace</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/image25_4.jpg" rel="gallery-all" title="Cera Stribley's take on a new Richmond landmark"><img alt="" class="image-article-full-width-580px" height="428" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image25_4.jpg?itok=MWKfstHC" title="Cera Stribley's take on a new Richmond landmark" width="580"></a>

<figcaption>Cera Stribley's take on a new Richmond landmark</figcaption></figure>Architecture firm <a href="/architects/cera-stribley-architects">Cera Stribley</a> recently took the wraps off <a href="http://cerastribley.com/burnleyterrace">a concept design</a> for a land parcel abutting Victoria Gardens. Selling agents for the adjoining 77 Burnley Street site have noted Salta Properties as the developer behind Burnley Terrace which is addressed 53-65 Burnley Street.

Producing a concept outlining what could be possible for the sizeable development site, the resultant 20 level tower could carry as many as 411 apartments with 488 basement car parks and 5,870sqm of retail included.

<blockquote>
The Burnley Terrace development presents a unique architectural opportunity as various constraints on the site such as its irregularity in shape and planning form controls encourage a bespoke and distinctive design outcome.

As the proposal gets higher, there is a requirement to set the building back to overcome overshadowing controls. The proposal celebrates the concept of ‘terracing’ by defining each layer with contrasting materiality.

The architecture is generally sympathetic to the area and the scale and building forms located to the main street interfaces are comparative to other surrounding buildings. Taller buildings are located to the middle to rear of the immediate precinct where they minimize the amenity impacts to the area.
<cite>Cera Stribley</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image26_1.jpg" rel="gallery-all" title="Block forming a possible outcome. Image courtesy Cera Stribley"><img alt="" class="image-article-full-width-580px" height="351" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image26_1.jpg?itok=w_K_J8gY" title="Block forming a possible outcome. Image courtesy Cera Stribley" width="580"></a>

<figcaption>Block forming a possible outcome. Image courtesy Cera Stribley</figcaption></figure><h2>Upcoming projects</h2>

An all but completed display suite has appeared at 1-9 Doonside Street, most likely for the pending release of 36-44 Doonside Street.

With planning approval given during 2012, the development is shaping as the next apartment release within the budding precinct. In its initial guise the multi-building development catered for in excess of 200 dwellings and held multiple retail spaces within the Rothelowman-designed scheme.

Given the lengthy time between approval and what is shaping as a likely sales launch in the near term, the project may have changed in its appearance.

<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/image32_1.jpg" rel="gallery-all" title="Initial designs for 36-44 Doonside Street and 77 Burnley Street"><img alt="" class="image-article-full-width-580px" height="253" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image32_1.jpg?itok=KzILdSXN" title="Initial designs for 36-44 Doonside Street and 77 Burnley Street" width="580"></a>

<figcaption>Initial designs for 36-44 Doonside Street and 77 Burnley Street</figcaption></figure>Changing in a different fashion is 77 Burnley Street which until recently was in the hands of St Kilda Road-based developer Pirovich. With its planning application review withdrawn during late January, the site has recently been moved on with TCI Property handling the sale.

Designed by SJB Architects, the ten level building would have featured 63 apartments split between 48 single and 15 dual bedroom dwellings. Using the neighbouring Burnley Terrace development as a template, the new proprietors may seek to add additional levels to any future planning application for their newly acquired development site.

Also waiting in the wings is Salta Properties' 25-35 River Boulevard which has the ability to deliver near on 500 new dwellings.

Factoring in the abundance of large low-rise sites both within and surrounding Doonside Precinct, the area looks capable of churning out apartment projects for many years to come.
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Richmond's Doonside Precinct emerges as a new apartment hub

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Salta Property Group has opted to transform a site with approval for a 5 Star Green Star design rated ‘A Grade’ office building into premium apartments. Already heavily active within the Victoria Street Precinct which straddles both Richmond and Abbotsford, Salta have elected to add 109 high-end apartments on the site which faces the Victoria Gardens complex.

With basement works completed onsite some years ago, the site has languished thereafter while Salta has pursued surrounding apartment developments. Not having been able to secure a tenant for the commercial project, Salta initiated the residential application process with Yarra City Council in recent months.

Designed by Bates Smart, the building will present as a 'U' shaped structure with an adjoining mezzanine stair expected to lead to the bank of the Yarra River.

<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/image5_2.jpg" rel="gallery-all" title="Hero perspective of the intended development. Image courtesy Bates Smart"><img alt="" class="image-article-full-width-580px" height="328" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image5_2.jpg?itok=n0VDjf2r" title="Hero perspective of the intended development. Image courtesy Bates Smart" width="580"></a>

<figcaption>Hero perspective of the intended development. Image courtesy Bates Smart</figcaption></figure><h2>647-649 Victoria Street application summary</h2>

<ul>
<li>Corner of Victoria Street and Walmer Street.</li>
	<li>Vacant site with completed basement</li>
	<li>Site area of 3,500sqm with 62.18m frontage to Victoria Street</li>
	<li>10 level building at 39.05 metres in height</li>
	<li>109 dwellings: 44 x 1BR, 40 x 2BR, 25 x 3BR</li>
	<li>Apartments sizes from 53sqm to 154sqm</li>
	<li>179 on site car spaces and 30 bicycle spaces</li>
	<li>Porte Cochere, Pool/Gym/Sauna and lounge/library plus residential amenity areas included</li>
	<li>Walmer Plaza running to the river's edge</li>
	<li>Project cost: $55 million</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image7_5.jpg" rel="gallery-all" title="The approved commercial building is now likely consigned to history. Image courtesy Colliers"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image7_5.jpg?itok=BfzFXuLx" title="The approved commercial building is now likely consigned to history. Image courtesy Colliers" width="580"></a>

<figcaption>The approved commercial building is now likely consigned to history. Image courtesy Colliers</figcaption></figure><h2>The insatiable appetite for Victoria Street Precinct apartments</h2>

Usurped by the current proposal, the approved office development who's permit would have expired during 2016 was to have seen 12,692sqm of office space added, in addition to a retail outlet and conference facility. The drift from commercial to residential use is not particularly surprising given the area's surrounding context.

Recent years have seen the completion of apartment projects by developers Fusion Property Group, Salvo and Hamton in addition to Salta which remains the biggest property player in the area. These various projects amount to a very substantial 1,818 dwellings being added to the precinct, in addition to 93 serviced apartments delivered by Salta and operated by Quest.

Salta also has the final stage of A Place To Live under construction with 63 apartments in tow while Hamilton Marino are working on Blue Earth Group's Playhouse apartment project with a further 310 dwellings under construction.

Furthermore Supply &amp; Co which is at sales will add another 139 apartments to the mix while numerous other projects are at planning assessment or approval.

<h2>Salta's shift to apartment development</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/fqu_201404241.jpg" rel="gallery-all" title="Green Square is now part of the Victoria Street landscape"><img alt="" class="image-article-full-width-580px" height="379" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/fqu_201404241.jpg?itok=_g5xEJkj" title="Green Square is now part of the Victoria Street landscape" width="580"></a>

<figcaption>Green Square is now part of the Victoria Street landscape</figcaption></figure>Active across all sectors of development, Salta have made a concerted effort to bolster their residential pipeline for the coming years. Victoria Street Precinct will see two additional projects, with the second stage of Green Square diagonally opposite Victoria Gardens due to be released during 2016.

Also nearby in Salta's keeping is 25-35 River Boulevard with near on 500 dwellings approved. Elsewhere Salta have Essence South Yarra under construction, with 699 La Trobe Street, the Preston Market redevelopment and a joint venture with Asia One for 63 Exhibition Street set as forthcoming residential projects.
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Salta's Walmer project adds to the Victoria Street apartment surge

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Editor's note: all images and information included below were extracted from a pre-application submission lodged in March 2013.

The subject of today's article is a proposal for a residential tower on a prominent Docklands site. Acquired by <a href="http://www.salta.com.au/">Salta Properties</a> back in December 2008, the site sits on the corner of Harbour Esplanade and provides an opportunity for a major contribution to the Esplanade and as an entry statement for Docklands.

Engaging <a href="http://www.fkaustralia.com/">Fender Katsalidis</a> during 2010, the team initially produced a 36-storey mixed-use scheme that had a number of features recognizable in previous FKA-designed projects. A glazed residential tower with a tiered envelope that sat upon a commercial wrap around a carpark podium - providing a bookend to Victoria Point to the south. The proposal was lodged and was to be Salta's signature Docklands project but ultimately never saw the light of day.

An article from The Age briefly touching on the proposal can be seen below:

<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/695_article.png" rel="gallery-all" title="Commercial property article. © Fairfax"><img alt="" class="image-article-full-width-580px" height="640" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/695_article.png?itok=a-Is2WGY" title="Commercial property article. © Fairfax" width="580"></a>

<figcaption>Commercial property article. © Fairfax</figcaption></figure>Fast forward three years and a shorter design has been put on the table that has significantly deviated from the language of the previous proposal. Expressed as a series of staggered volumes the new scheme looks to limit the amount of overshadowing across the Etihad Stadium playing turf. Changes between the two designs are described below:

<h2>Previous vs Current Scheme</h2>

<table border="1" cellpadding="1" cellspacing="1" style="width: 100%;">
<thead><tr>
<th>Aspect</th>
			<th class="rtecenter">Previous</th>
			<th class="rtecenter">Current</th>
		</tr></thead>
<tbody>
<tr>
<td>Height</td>
			<td class="rtecenter">124.3m</td>
			<td class="rtecenter">Stepped from 78.05m</td>
		</tr>
<tr>
<td>No. floors</td>
			<td class="rtecenter">36 storeys</td>
			<td class="rtecenter">Stepped from 23 storeys</td>
		</tr>
<tr>
<td>Apartments</td>
			<td class="rtecenter">336</td>
			<td class="rtecenter">Approx. 303</td>
		</tr>
<tr>
<td>Parking</td>
			<td class="rtecenter">338</td>
			<td class="rtecenter">Approx. 309</td>
		</tr>
<tr>
<td>Commercial</td>
			<td class="rtecenter">3,896m2</td>
			<td class="rtecenter">Approx. 2,114m2</td>
		</tr>
<tr>
<td>Retail</td>
			<td class="rtecenter">598m2</td>
			<td class="rtecenter">Approx. 674m2</td>
		</tr>
<tr>
<td>GFA</td>
			<td class="rtecenter">49,669m2</td>
			<td class="rtecenter">Approx. 41,941m2</td>
		</tr>
</tbody>
</table>
The submission focuses heavily on the merits of the proposal's ground plane condition with retail tenancies located to the north and south, interspersed with lobbies for the commercial and residential components. Featuring strong vertical timber column and blade elements, the design provides a contrast to the otherwise concrete and glazed structure.

Vehicular entries to the car park and loading dock are located along the eastern boundary while a public thoroughfare separates the proposal from the existing Channel 7 digital broadcast centre.

<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/ground_plane.png" rel="gallery-all" title="Rendered ground plane. © FKA"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/ground_plane.png?itok=mEOOM01D" title="Rendered ground plane. © FKA" width="580"></a>

<figcaption>Rendered ground plane. © FKA</figcaption></figure><h2>Comment</h2>

One suspects that Salta will most likely follow the lead of <a href="https://charterhall.com.au/">Charter Hall</a> and <a href="http://premiercapitaldevelopments.com.au/">Flagship Property Holdings</a> and look to offload the site. At time of writing the site next door at 685 La Trobe Street is currently under contract.

The potential for a far more ambitious scheme would be most welcome for a site that demands something special. I'm of the opinion that an amalgamation of the two sites would offer the best outcome for the site and allow for a more successful interface and relationship between potentially multiple buildings.

If the scheme as detailed above is to proceed then I believe a further level of design refinement is required.
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