<a href="https://www.apartments.com.au/developers/sunland-group">Sunland Group</a> has officially lodged plans for its first Gold Coast apartment project since the departure of the Abedian family from the company three years ago, unveiling a new high-rise proposal for a prominent Broadbeach corner site on Old Burleigh Road.

The application was submitted by an entity directed by Tom Jamieson, stepson of longtime Sunland leader Soheil Abedian, and Riaz Rezvanipour, brother-in-law of Sahba Abedian, Soheil’s son.

Sunland acquired the 1,283 sqm site on the corner of Old Burleigh Road and Armrick Avenue for $9.5 million late last year and is now seeking approval for a <a href="https://www.apartments.com.au/new-apartments/99-101-old-burleigh-road-broadbeach-qld-4218">42-storey tower with 81 apartments</a>.

<img alt="First look: Sunland Group returns to Broadbeach with new Old Burleigh Road tower plans" data-entity-type="file" data-entity-uuid="fea2946d-90ee-4cfc-babe-2a8ad5db2cb6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers.png?VersionId=BV0fihJw31nDIQ8ozY_h3GbS8mxDyhnm" />

Designed by <a href="https://www.apartments.com.au/architects/contreras-earl-architecture">Contreras Earl Architecture</a>, the proposed tower at 99-101 Old Burleigh Road would deliver a predominantly larger-format apartment mix aimed at the owner-occupier market. Plans include 17 two-bedroom apartments, 55 three-bedroom apartments, and nine four-bedroom residences across 35 residential levels.

The development also incorporates three basement levels, four podium parking levels, two levels of communal recreation facilities, and rooftop plant and equipment. A total of 189 car spaces are proposed, significantly exceeding the 90 spaces required under the planning scheme.

The architecture adopts a sculpted, curvilinear form, with deep wraparound balconies and integrated landscaping intended to soften the tower’s vertical expression. The planning report states the building’s “slender footprint/form provides a complimentary yet varied built form within the local streetscape” and contributes to “a varied, yet ordered skyline.”

Contreras Earl noted in its Architectural Statement that from the early stages, the project addressed a fundamental challenge: how to accommodate the required residential yield while avoiding the conventional model of a tower sitting on a rigid, fully resolved parking podium.

“The most direct response would have been to consolidate parking into a singular, flat podium and extrude a repetitive tower above,” the statement said. “While efficient, this approach would result in a consolidated built form with limited engagement with the surrounding landscape and public realm.”

Instead, the conventional podium model was “deliberately rejected”. The architects described the base of the building as “a landscaped architectural condition where structure, planting and circulation are integrated”.

“Rather than presenting a continuous built mass, the base of the building is articulated through a series of concrete planter elements that organise the podium into a fragmented system,” the statement said. “This approach reduces the perceived bulk of the lower levels while establishing a more permeable interface with the streetscape and adjacent open space.”

<img alt="Sunland" data-entity-type="file" data-entity-uuid="923fad8d-c960-4527-8fbe-975cf1ddf88d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%2010.32.03%E2%80%AFAM.png?VersionId=pngwb0hYOIUpq9vDw6F2EsOiVuHF3DiX" />

&nbsp;

The site sits within the High Density Residential Zone and inside the City of Gold Coast’s unrestricted “HX” building height area, where the planning framework anticipates intensified residential development tied to the expanding light rail corridor. The planning report notes the area is undergoing “transition toward more intense development forms” given its proximity to Broadbeach, Surfers Paradise, and high-frequency public transport infrastructure.

Positioned directly opposite Broadbeach Park and within walking distance of Florida Gardens light rail station, the development would sit among a rapidly evolving stretch of Old Burleigh Road that has become one of the Gold Coast’s most active apartment development corridors.

The application joins a growing pipeline of luxury residential projects reshaping Broadbeach, including nearby developments by 5Point Projects, Polycell, and Graya.

The planning report argues the project contributes toward the Gold Coast’s long-term housing targets under the South East Queensland Regional Plan, which forecasts the need for more than 100,000 additional high-rise dwellings across the city by 2046.

<section data-scroll-anchor="false" data-testid="conversation-turn-4" data-turn="assistant" data-turn-id="request-WEB:84a2af5e-d7cf-4ddf-922a-f4d44d6c6caa-1" data-turn-id-container="request-WEB:84a2af5e-d7cf-4ddf-922a-f4d44d6c6caa-1" dir="auto">
The Abedian family departed Sunland Group in late 2023, ending a four-decade association with the company, and subsequently established the private development firm Abedian &amp; Co. The group is currently delivering <a href="https://www.apartments.com.au/new-apartments/greenmount-residences-cnr-hill-street-and-marine-parade-coolangatta-qld-4225">Greenmount Residences</a> at Rainbow Bay and recently launched <a href="https://www.apartments.com.au/new-apartments/18-mary-avenue-14-18-mary-avenue-broadbeach-qld-4218">18 Mary Avenue</a> in Broadbeach.
</section>

Joel Robinson

First look: Sunland Group returns to Broadbeach new apartment market with new Old Burleigh Road tower plans

The Minns Labor Government has established the new Bays West Delivery Authority to lead the development&nbsp;of the Bays West Precinct and Blackwattle Bay Precinct.&nbsp;

The Authority is charged with creating Sydney’s newest precinct, a thriving, connected, sustainable hub with White Bay Power Station as its cultural heart. Its vision is to build on the area’s natural, cultural and industrial history to shape a vibrant new neighbourhood.

The precinct will deliver up to 8,500 well-located homes, including a minimum of 10 per cent affordable and essential worker homes. Combine new housing with public open space, opening public access to the waterfront for the first time in more than 100 years, while retaining important deep-water facilities to support Sydney’s working harbour.

Located just minutes from the Sydney CBD and connected to a world-class metro, ferry, walking and cycling links, the Bays West precinct will rebalance housing growth towards well-serviced inner-city locations and help tackle the state’s housing crisis.

The Bays West Delivery Authority,&nbsp;an agency of the Department of Planning, Housing and Infrastructure, will report to the NSW Minister for Lands and Property who already has oversight of major precinct renewal projects including at Blackwattle Bay and Barangaroo.

As part of the broader Bays West transformation, the Minns Government recently announced that a proposal from Lendlease to redevelop part of the Bays West Precinct has progressed to Stage 2 of the NSW Government’s unsolicited proposals process.

<img alt="Sydney" data-entity-type="file" data-entity-uuid="2ed71eb9-d8e8-4fa7-b9d1-de4531dcf2f3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%209.42.31%E2%80%AFAM.png?VersionId=IDryFIbped9SNDg72LEN_EecvhUsOPvp" />

The Minns Labor Government has also confirmed the Bays West precinct will have a new suburb name. This will be the first major suburb built in close proximity to Sydney’s CBD in decades and will encompass the area currently being referred to as Bays West, including Glebe Island and the White Bay Power Station. Served by a new Metro station just five minutes from the CBD, it will become one of the most populous suburbs in the Inner West and one of Sydney’s premier cultural destinations.

An early works program is taking shape, which&nbsp;includes the first stages of an international design competition.&nbsp;

The aim of the Bays West&nbsp;International&nbsp;Design Competition is to&nbsp;ensure design excellence is embedded in the project from the start. The competition will deliver an&nbsp;urban framework that defines the character, ambition and long-term identity of&nbsp;this&nbsp;former industrial precinct as it transitions to a vibrant, inclusive and sustainable residential&nbsp;neighbourhood.

The competition will be led by the Bays West Delivery Authority in partnership with Government Architect NSW.&nbsp;

It will launch with an invitation for a global Expressions of Interest, before moving to an invitation-only stage that will be assessed by a panel that&nbsp;will provide advice to Cabinet who will select a winner.

Premier of NSW, Chris Minns said the establishment of the new Authority is the first step in transforming the Bays West precinct into a vibrant, livable suburb minutes from the Sydney CBD and two stops from Hunter St Station on the Metro West line.

“The Authority will deliver well-located homes close to the heart of the city and integrate the new precinct with Blackwattle Bay and the new Sydney Fish Market.

“This is a generational opportunity to build a new suburb on the city’s edge and open the harbour foreshore to the public for the first time in a century.”&nbsp;

Minister for Lands and Property Steve Kamper said the new Bays West Delivery Authority established by the Minns Government will turbocharge the development of Sydney’s newest suburb.

“The Authority is working at a record pace to deliver an international design competition, planning pathways and a financial model so that this development benefits Sydney with well-designed homes in a central location, close to public transport, jobs, entertainment and essential services.

“If we want Sydney to stay liveable and affordable, we need to be bold about using underutilised government-owned land to deliver homes for the future while making sure essential working harbour functions can be accommodated.”

Bays West Delivery Authority established to "turbocharge" Sydney’s newest suburb

Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

400 new homes planned for Adelaide's former West End Brewery site

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

Southbank

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In the age of High Lines, Low Lines and everything in between, cities across the world are investigating ways in which to improve underutilised or abandoned infrastructure and the spaces associated with them. One such project is <a href="http://www.undergardiner.com/">Under Gardiner</a> in Toronto which seeks to give back to the city by turning the underutilised space beneath the Gardiner Expressway into a long park that would reconnect the neighbourhoods below it.

Transforming more than four hectares of land beneath the elevated portion of Toronto’s Gardiner Expressway into a series of public spaces, a 1.75-kilometre multi-use trail and 500m connection to Exhibition GO Station will also be included. By reclaiming this forgotten space Under Gardiner will create a series of rooms formed by the spaces between columns, reimagining the area beneath the expressway as a place for people.

<blockquote>
As cities densify, we begin to view lost or underutilized spaces in new ways. This proposal is a visionary approach to celebrating and inhabiting a spectacular, dramatic space, stitching together a series of existing areas to provide a front door to Fort York, one of the Toronto's most significant historical resources.
<cite>Jennifer Keesmaat, City of Toronto Chief Planner</cite>
</blockquote>

The project is based on a transformative framework design by urban designer Ken Greenberg plus Marc Ryan and Adam Nicklin of landscape architecture firm Public Works. The vision for the project includes the continuous multi-use trail, a bridge over Fort York Boulevard for pedestrians and cyclists, a grand staircase at Strachan that will double as seating for an urban theatre and a series of flexible, year-round performance and programming spaces that can be used by the community.

<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/undergardiner_-_backgrounder_-_final.jpg" rel="gallery-all" title="Aerial of Under Gardiner Master Plan. Image courtesy of PUBLIC WORKS"><img alt="" class="image-article-full-width-580px" height="341" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/undergardiner_-_backgrounder_-_final.jpg?itok=77n0vFKb" title="Aerial of Under Gardiner Master Plan. Image courtesy of PUBLIC WORKS" width="580"></a>

<figcaption>Aerial of Under Gardiner Master Plan. Image courtesy of PUBLIC WORKS</figcaption></figure>Each of the public "rooms" formed by the highway will become part of a network of public spaces for everything from farmers markets and concert venues, to summer camp. The designers will work with residents to decide how to use each part of the park with a trail will connect each of the spaces and reconnect a network of bike paths across the rest of the city.

<blockquote>
This is a project that cuts through about seven different neighborhoods that are all in a way fragmented. They don't see themselves as unified in any way.
<cite>Marc Ryan, co-founder of PUBLIC WORKS</cite>
</blockquote>

What is most interesting about this project is the fact that while the Gardiner Expressway currently acts as a barrier severing connections between neighbourhoods it also has the potential to provide the solution by re-stitching the city.

<h2>How might such a project like Under Gardiner be of relevance here in Melbourne?</h2>

With the City of Melbourne advancing plans for City Road, Southbank Boulevard and Dodds St as part of a series of initiatives identified for development within the <a href="https://www.melbourne.vic.gov.au/AboutMelbourne/ProjectsandInitiatives/Southbank2010/Documents/Southbank_Structure_Plan_updated_30Nov2011.pdf">Southbank Structure Plan 2010 </a>document, the next cab off the rank in terms of improvement and enhancement of the public realm within Southbank should be the Westgate Freeway Undercroft.

An opportunity exists to connect Southbank not just with itself but with the Fishermans Bend Urban Renewal Project.

<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/m1.jpg" rel="gallery-all" title="Westgate Freeway aerial. Image courtesy of Nearmap."><img alt="" class="image-article-full-width-580px" height="294" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/m1.jpg?itok=-94RvQRS" title="Westgate Freeway aerial. Image courtesy of Nearmap." width="580"></a>

<figcaption>Westgate Freeway aerial. Image courtesy of Nearmap.</figcaption></figure>Southbank suffers from a lack of accessible and high quality public open space: there is currently 4,800m2 of green open space and as Southbank’s resident and worker population grows, addressing this issue becomes more and more critical. In addition to this there is currently a scarcity of pedestrian and cyclist routes through Southbank that are attractive, continuous, safe and of high amenity.

It's worth noting the Southbank Plan seeks to "establish new parks within the area and deliver a finer grain of attractive public gathering spaces."

The approach to the CityLink Tunnels was also identified as contributing to the disparate nature of Southbank. The Southbank Plan proposes to stitch together the northern and southern fragmented ‘halves’ of Southbank by decking over the void with new development to create a connected and continuous mixed use area which provides the opportunity for new public open space.

<blockquote>
Delivering new public open spaces of any significant size in this area is difficult and would involve the conversion of private, developable land for public, noncommercial use with an associated high acquisition cost. The exception includes the M1 undercroft which is an opportunity to provide a linear park in the western end of Southbank.

The CityLink Deck precinct offers a new opportunity to provide a new large public park within this development site. The location of the Arts Activity Precinct at the intersection of the new Sturt Street spine and Southbank Boulevard emphasises the imperative to deliver the linear parkland within Southbank Boulevard.
<cite>Southbank Structure Plan 2010</cite>
</blockquote>

While the CityLink deck could be considered a much longer term proposition, it would also make sense to act as the 'exclamation mark' or termination node for a linear park and walking/cycling network as part of a revitalised M1 Undercroft. As the extract above points out, acquisition of private land comes with a significant cost and this was recently highlighted with the <a href="http://www.skynews.com.au/news/local/melbourne/2015/11/25/-19m-spent-on-land-for-vic-playground">State Goverment paying $19m</a> for a development site on Buckhurst Street within the Montague precinct of Fishermans Bend to allow for the provision of a future park for the precinct.

Developer contributions would go some way to helping deliver the vision for an improved, accessible and safe M1 Undercroft with the subsequent benefits and opportunities provided being immense. A good indicator will be the Kingsway Undercroft works associated with the City Road masterplan; this should be used as a case study to investigate and test the best uses and subsequently provide direction for any potential M1 undercroft project.

Hopefully Southbank won't have to wait too much longer for meaningful and usable open space. In the meantime I look forward to seeing Under Gardiner develop over the next few years with an eye toward what it could show Melbourne in the process.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/3053787-slide-s-11-the-forgotten-space-under-a-toronto-highway.jpg" rel="gallery-all" title="Under Gardiner proposed spaces. Image courtesy of PUBLIC WORKS"><img alt="" class="image-article-full-width-580px" height="267" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/3053787-slide-s-11-the-forgotten-space-under-a-toronto-highway.jpg?itok=fKz9WgeV" title="Under Gardiner proposed spaces. Image courtesy of PUBLIC WORKS" width="580"></a>

<figcaption>Under Gardiner proposed spaces. Image courtesy of PUBLIC WORKS</figcaption></figure>
</body></html>

Laurence Dragomir

Taking a cue from Toronto to create the Southbank M1 Undercroft

<html><body>
Identified for a long time as lacking many of the human scale qualities that creates a vibrant and inviting street level environment, Southbank is now subject to a proposal that will create a swathe of open space through the spine of the suburb. City of Melbourne is advancing plans to transform Southbank Boulevard and Dodds Street into open space thoroughfares.

Described by Council as "A once-in-a-generation opportunity to address increasing public space needs of a rapidly growing population in one of Melbourne’s most densely populated suburbs," a report was put before the Future Melbourne (Environment) Committee last week that aims to endorse draft plans for the project.

Brought on by figures which show that Southbank holds one of Melbourne’s lowest provisions of public open space at 3 metres per person, the project was first earmarked during 2010.

<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/image47_0.jpg" rel="gallery-all" title="City of Melbourne's concept image for part of Southbank Boulevard"><img alt="" class="image-article-full-width-580px" height="245" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image47_0.jpg?itok=36vhidas" title="City of Melbourne's concept image for part of Southbank Boulevard" width="580"></a>

<figcaption>City of Melbourne's concept image for part of Southbank Boulevard</figcaption></figure>Under plans for the transformation, up to 2.5 hectares of repurposed public space could be added by lessening the existing road network, with the spared roadway still be capable of accommodating current vehicular traffic flows. This additional space has an estimated land value of $175 million.

In addition the project would see the creation of 1.1 kilometres of new bike lanes which would tie in with a new bike link emanating from Kavanagh Street and transiting Southbank Boulevard on its way into Queen Victoria Gardens and a likely meeting with the Capital City Trail. Urban forest improvements and the provision for a series of open spaces are catered for, and compliment private project like PJ Development Holdings' plans to <a href="/news/southbank-set-to-gain-a-new-park">introduce a new public park fronting Kavanagh Street</a> nearby.

Between St Kilda Road and Sturt Street, one of two tram stops along Southbank Boulevard would disappear in favour of a consolidated larger single island platform stop, whilst on-street metered parking would be significantly reduced at a cost to Council of approximately $240,000 per annum.

Described as a project of its time within the report, the process of transformation now moves to community consultation with the intent of determining what individuals want to see and do on a revamped Southbank Boulevard. The project timeline calls for final community consultation to occur during early 2016, with a master plan to be ratified during April 2016.

Staged construction of the project is slated to commence during late 2016, with a 2019 completion date targeted.

<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/image46_4.jpg" rel="gallery-all" title="Project influences according to City of Melbourne"><img alt="" class="image-article-full-width-580px" height="365" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image46_4.jpg?itok=-dyoPLhI" title="Project influences according to City of Melbourne" width="580"></a>

<figcaption>Project influences according to City of Melbourne</figcaption></figure>The intended transformation of both Southbank Boulevard and Dodds Street runs parallel with City of Melbourne's creation of a new <a href="http://participate.melbourne.vic.gov.au/city-road">City Road Master Plan</a>. Theses two projects are at the point of Council's efforts to rectify Southbank's street level amenity and liveability which has failed to match the intense residential development that has occurred within the suburb over the past two decades.

<a href="http://participate.melbourne.vic.gov.au/southbankboulevard">Transforming Southbank Boulevard</a> is open to public comment until December 20, 2015.
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silvermb

Transforming Southbank Boulevard and Dodds Street

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Prominent Melbourne architecture firm Hayball has taken a differing tact in relation to one of its current high-rise projects which is currently being assessed at a State level. As one of a handful of owners of 135 Sturt Street Southbank which also serves as their head office, Hayball have seemingly stamped their own imprimatur on the composition of the proposed residential tower.

Unencumbered by the needs and wants of a developer, the architecture practice has created a building which they believe will yield a “net community benefit.” This is achieved not only by including a diverse range of dwellings types and affordable housing options, but also by effectively expanding the adjoining arts precinct.

Six separate entities control 135 Sturt Street Southbank, with Cystic Fibrosis Association of Victoria joining Hayball as the most prominent owners. The planning application is also actively pursuing a partnership with nearby art institutions with one scenario allowing for the Malthouse Set Workshop and Chunky Move Studio to relocate to the proposed tower in order to allow for the expansion of the adjoining The Australian Centre for Contemporary Art building.

<h2>Application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image101.jpg" rel="gallery-all" title="The site in question. Image courtesy Urbis"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image101.jpg?itok=Z_ku1TMn" title="The site in question. Image courtesy Urbis" width="580"></a>

<figcaption>The site in question. Image courtesy Urbis</figcaption></figure><ul>
<li>Current use: two storey commercial building over a 2884.6sqm site</li>
	<li>Proposed 42 level tower (including plant) at 134 metres in height</li>
	<li>341 apartments: studio, 1, 2, 3 and Penthouse dwellings</li>
	<li>226 car and 151 bicycle spaces within two basement levels</li>
	<li>Communal spaces over levels 12, 13 and 39</li>
	<li>2094sqm of retail/commercial adaptable space available</li>
	<li>Nominal project value: $98 million</li>
</ul>
<h2>Design statement</h2>

<blockquote>
Our consultation with our neighbours has encouraged us to consider the possibility of this building being a microcosm of inner city. This as a city building which coalesces many uses and elements into one entity as a viable development proposition.

The design response aims to cultivate site and place, to authentically enrich the experience of the social and urban realm. The architectural approach presents a deliberate and resolved series of site specific strategies for an ensemble of forms. The building is therefore experienced as an assemblage of elements and not as a monolith.

A composition of activities is created, forming defensive or protective spaces within the site both in response to the CityLink off ramp and freeway opposite, and the adjoining Malthouse theatre structures on the northern boundary. This is intended to offer a social and cultural dimension to its experience and underpin the making of place through dynamic, animated interaction.
<cite>Hayball: Urban Context Report</cite>
</blockquote>

<h2>Love thy neighbour</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/image1135s.jpg" rel="gallery-all" title="Lower levels as envisaged from Sturt Street. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image1135s.jpg?itok=EcjdXw6B" title="Lower levels as envisaged from Sturt Street. Image courtesy Hayball" width="580"></a>

<figcaption>Lower levels as envisaged from Sturt Street. Image courtesy Hayball</figcaption></figure>A laneway will frame the northern flank of the proposed tower, allowing for the “Melbourne experience” within Southbank. Event spaces, commercial and retail spaces, placemaking features and a bar café are expected, providing interest on a human scale.

An art space is expected to front Sturt Street while levels one and two of the intended building are designed as flexible commercial spaces; likely for the new Malthouse Set Workshop and Chunky Move Studio should the development team's intentions come to fruition.

<blockquote>
We seek to curate a large scale mixed use development that is both inclusive and diverse within Melbourne’s Arts Precinct providing a much needed richness and livability being a catalyst for an attractive destination and connected place to live emerge within Southbank.
<cite>Hayball: Urban Context Report</cite>
</blockquote>

<h2>A nod to diverse housing types</h2>

The large range of apartment options included speaks of almost altruistic intentions on Hayball's behalf; far from the typical one and two bedroom options that define most apartment developments.

<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/image3135s.jpg" rel="gallery-all" title="Numerous levels feature studio, 1,2 and 3 bedroom dwellings. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="238" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image3135s.jpg?itok=nnkqfrpT" title="Numerous levels feature studio, 1,2 and 3 bedroom dwellings. Image courtesy Hayball" width="580"></a>

<figcaption>Numerous levels feature studio, 1, 2 and 3 bedroom dwellings. Image courtesy Hayball</figcaption></figure>Studio, 1 Bed 1 Bath, 1 Bed 1 Bath Flexi, 2 Bed 1 Bath, 2 Bed 2 Bath, 3 Bed 2 Bath and 3 Bed 3 Bath options are included with flexible floorplates allowing for 2 bedroom apartments to be expanded by way of subsuming the adjoining studio apartment if requested. Not only is there a diverse apartment mix, but the intended residential mix has been outlined.

Short term accommodation options for patrons or employees of the Arts Precinct are catered for as is a set percentage of affordable housing dwellings within the development. The array of apartment formats also speaks toward the intended mix of families, ageing, singles, and couples expected to call 135 Sturt Street home.

37 three bedroom apartments are included, which represents a disproportionately high 11% of dwellings, with this number capable of being expanded.

<h2>Development team</h2>

<ul>
<li>Developer: Hayball (lead entity)</li>
	<li>Architectural plans, elevations and sections: Hayball Architects</li>
	<li>Urban Context Report: Hayball Architects</li>
	<li>Planning: Urbis</li>
	<li>Wind Engineering Assessment: MEL Consultants</li>
	<li>Waste Management Plan: Leigh Design</li>
	<li>Sustainability Management Plan: Simpson Kotzman</li>
	<li>Traffic: Traffix</li>
</ul>
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The best of intentions: 135 Sturt Street, Southbank

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At a point where City of Melbourne are grappling with <a href="http://participate.melbourne.vic.gov.au/shapesouthbank">multiple projects</a> aimed toward beautifying Southbank, a current planning application at the behest of private Malaysian developer PJD Property intends to create a new park and surrounding open spaces far superior to anything currently found within postcode 3006.

Plans have been touched upon in recent months for 93-119 Kavanagh Street which many readers would currently identify as a sprawling open air car park adjoining CityLink that covers the best part of a city block or approximately 21,000sqm.

In addition to six intended high-rise towers for the site, project lead Cox Architecture and design partner Rush Wright Landscape Architects have added considerable green spaces into the project master plan. These spaces are expected to not only service the project which has been dubbed Kavanagh Park but also create a green space network throughout Southbank by linking with adjoining sites.

To the north of Kavanagh Park lies the Boyd Community Hub site which is due for a new high-rise residential tower and new public park while to the south lies ancillary green CityLink land.

<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/image84_2.jpg" rel="gallery-all" title="The urban park as envisaged from Kavanagh Street. Image courtesy Cox Architecture"><img alt="" class="image-article-full-width-580px" height="321" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image84_2.jpg?itok=dEEgBtie" title="The urban park as envisaged from Kavanagh Street. Image courtesy Cox Architecture" width="580"></a>

<figcaption>The urban park as envisaged from Kavanagh Street. Image courtesy Cox Architecture</figcaption></figure>The Kavanagh Park master plan identifies the need to "plug widely observed gaps in the more localised existing provisions of open space, local services and amenities in Southbank." As a guide the development team have referenced the design brief for the adjoining Boyd site in order to gauge the size and functionality of open spaces included within the Kavanagh Park site.

In addition to the new park and greatly enhanced public realm network Cox Architecture have identified active podiums, laneways and liveable streets as key CBD attributes which they have incorporated into Kavanagh Park.

<h2>Kavanagh Park key landscape design principles</h2>

A landscape master plan has been devised as part of the proposed development, with key design approaches identified. They include:

<ul>
<li>Creation of a public landscape network - with generous pedestrian spaces - which keys into Kavanagh Street as a wide, green east west corridor within Southbank, linking local community infrastructure.</li>
	<li>Landscape character - a blend of “civic with some neighbourhood eccentricity (not corporate)" to make permanent public amenity at ground level and landscape levels over structure.</li>
	<li>Use of natural durable materials, detailing, lighting and inbuilt furniture which ages gracefully.</li>
	<li>Installation of large canopy trees and water - signature elements for intimate scale pocket parks and a new city park space.</li>
	<li>Landscape design for flexibility of use and diversity of residents - families, community events, BBQs.</li>
	<li>Establishment of urban forest canopy - equivalence between podium and tree scale - and botanic diversity supporting different ecological values.</li>
	<li>Public spaces which are safe, well lit, activated with a diversity of building programme with passive surveillance 24/7.</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/image58_1.jpg" rel="gallery-all" title="An overview of the precinct. Image courtesy Cox Architecture"><img alt="" class="image-article-full-width-580px" height="385" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image58_1.jpg?itok=fWVQM-s5" title="An overview of the precinct. Image courtesy Cox Architecture" width="580"></a>

<figcaption>An overview of the precinct. Image courtesy Cox Architecture</figcaption></figure><blockquote>
The most recent demographic data on Southbank’s population, received from City of Melbourne provides a picture of the makeup of households in the Southbank area. This research has informed our approach to an open space brief for the site, the potential residential and employment makeup and the different groups who may use the public spaces.

This data shows there is a need to balance the mix of open space offered within the Southbank precinct and across neighbouring park developments. The landscape design should focus on the role of open space for “backyard” functions in an area with 94% of dwellings being apartments.
<cite>Kavanagh Park master plan</cite>
</blockquote>

<h2>Parkland first to arrive</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/image64_4.jpg" rel="gallery-all" title="The main park will be delivered immediately. Image courtesy Cox Architecture"><img alt="" class="image-article-full-width-580px" height="347" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image64_4.jpg?itok=PK_7d6d9" title="The main park will be delivered immediately. Image courtesy Cox Architecture" width="580"></a>

<figcaption>The main park will be delivered immediately. Image courtesy Cox Architecture</figcaption></figure>While the overall project is expected to be rolled out over six stages and possibly see additional parties join PJD Property in developing the substantial towers, the public park will be delivered immediately upon the master plan receiving approval according to planning documents.

Stage One will see the main park fronting Kavanagh Street, a supermarket, food hall, further retail, child care centre and gym delivered. According to the master plan creating the park and associated community facilities "upfront is a rare and positive outcome for the Southbank community as it fills the currently recognised gaps in services and activity for current residents."
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Southbank set to gain a new park

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On Monday we learned Crown Resorts in conjunction with their joint venture partner Schiavello, had selected UK architecture firm WilkinsonEyre as the winner of a competition to redesign what has become known as Queensbridge Tower site on Southbank.

Long time Apartments.com.au readers may recall this project has grown since its original planning application in May 2013, initially limited to the old Queens Bridge Hotel site and neighbouring properties.

Over time the initial Bates Smart design was altered as more neighbouring properties were acquired, culminating in an enhanced design adding a greater distance between the proposed tower and 1 Freshwater Place. A pedestrian airbridge linking the site with Crown Casino was also included.

Usually with a marquee project such as this being unveiled, we would be quoting numbers from a planning application. Not so in this case, as plans for the new design have not yet been lodged.

It is with this in mind we remain cautious when talking about certain particulars of the project.

<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/qbh.png" rel="gallery-all" title="Queensbridge Tower from the Yarra's north bank"><img alt="" class="image-article-full-width-580px" height="345" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/qbh.png?itok=BF37iOCv" title="Queensbridge Tower from the Yarra's north bank" width="580"></a>

<figcaption>Queensbridge Tower from the Yarra's north bank</figcaption></figure>A source close to the project was understandably sensitive about producing information we would like to have - for instance, elevation diagrams which can confirm exact dimensions and components of the building - and reiterated a point broadcast on ABC Radio that the amended planning application would be lodged within four weeks.

When quizzed about the overall height, we were told to defer to figures outlined in the Herald Sun: 317 metres.

However there is a general caveat in all of this: news coverage generated yesterday came from a Media/ASX release, not a planning application, and the statistics which currently reside in our <a href="/new-apartments/one-queensbridge-street-1-23-queensbridge-street-southbank">listing of Queensbridge Tower</a> may change if the planning application ends up showing different numbers to what has been reported.

We have learned two things not contained in the media release:

<ol>
<li>Architectus were appointed executive architects to coordinate the ground work in Melbourne with WilkinsonEyre.</li>
	<li>The project will buck a notable trend in similar large-scale projects in Melbourne of late: marketing for the project will only begin once an outcome has been received from the Planning Minister.</li>
</ol>
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Alastair Taylor

Crown's Queensbridge Tower a step closer to fruition

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Having secured the last of four consecutive Southbank blocks during early 2015, Central Equity have enlisted Doig Architecture to design a residential tower that strays away from the developer's typical formula for success, at least externally.

For so long, content with churning out towers of approximately 40 levels and of a generic nature, Central Equity will for the first time surpass the 200 metre barrier with a 67 level residential tower proposed for 71-87 City Road, Southbank. Further the tower will employ an irregular and highly angular floorplate with a high degree of external facade definition.

The proposal will also retain in its entirety the heritage listed building at 71-75 City Road, rather than simply facade the structure.

In a sign that Central Equity are ramping up their residential pipeline, two further planning applications on the developers behalf are active. 268-274 City Road, Southbank and 556-558 Lonsdale Street were also lodged just prior to the implementation of the new Metropolitan Planning Levy, with both projects also in excess of 200 metres.

Combined the three projects will have a development vale in excess of $500 million and deliver well over 2,000 new dwellings.

<h2>Application summary</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image91_1.jpg" rel="gallery-all" title="Hero perspective of 71-87 City Road. Image courtesy Doig Architecture"><img alt="" class="image-article-full-width-580px" height="872" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image91_1.jpg?itok=t0M5kMdK" title="Hero perspective of 71-87 City Road. Image courtesy Doig Architecture" width="580"></a>

<figcaption>Hero perspective of 71-87 City Road. Image courtesy Doig Architecture</figcaption></figure><ul>
<li>Application prepared June 2015</li>
	<li>Four combined sites, with frontages to City Road and Fawkner Street</li>
	<li>Combined site area: 2,340sqm</li>
	<li>71-75 City Road: three storey heritage building to be retained</li>
	<li>Proposed 67 level residential tower at 224.6 metres</li>
	<li>782 apartments: 297 x 1BR, 368 x 2BR, 117 x 3BR</li>
	<li>406 car parks and 414 bicycle bays included</li>
	<li>Three retail tenancies: 543sqm</li>
</ul>
<h2>Street level interface</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/image92_1.jpg" rel="gallery-all" title="The podium as viewed from City Road. Image courtesy Doig Architecture"><img alt="" class="image-article-full-width-580px" height="405" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image92_1.jpg?itok=-19KZp5b" title="The podium as viewed from City Road. Image courtesy Doig Architecture" width="580"></a>

<figcaption>The podium as viewed from City Road. Image courtesy Doig Architecture</figcaption></figure>71-75 City Road which sits to one corner of the development site and is a B-grade heritage listed structure will be retained, with a setback in place from the proposed podium and tower. The three level structure will also maintain its use as a tenancy of 211sqm post development.

The tower podium will consist of a ten level edifice to the City Road site boundary, clad predominantly in bronze glazing and highlighted by metal screens which carry graphic prints. Stone and glazing will be present along City Road with only the booster housing considered inactive, while composite screening will set behind 71-75 City Road, allowing creepers to take effect.

Atop the podium extensive landscaping and communal facilities are incorporated, with greenery also a feature of the podium fronting Fawkner Street by way of planter boxes.

The irregularly shaped tower will be dominated by light grey, dark grey and bronze glazing, with setbacks to all boundaries.

<h2>The next move</h2>

As is generally the case with large planning applications, DELWP have asked for further information from the development team on issues such wind impact, general tower presentation, development breakdown and 3D modelling.

An extension of time request was recently granted allowing for the preparation of further information, suggesting that in all likelihood 71-87 City Road Southbank will gain a planning resolution well into 2016.

<h2>Development team</h2>

<ul>
<li>Developer: WKB Land Corporation Pty Ltd (Central Equity)</li>
	<li>Architect: Doig Architecture</li>
	<li>Planning and Lansdcape: ERM Australia</li>
	<li>Traffic: Cardno</li>
	<li>Acoustic: SLR</li>
	<li>Wind Environment: Windtech</li>
	<li>Waste Management: Leigh Design</li>
	<li>Heritage response: Heritage Alliance</li>
	<li>Aviation Assessment: Rehbein Airport Consulting</li>
	<li>Sustainability: F2 Design</li>
</ul>
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Central Equity breaks the mould: 71-87 City Road, Southbank

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Singaporean developer <a href="/developers/world-class-global">World Class Land</a> has formally appointed Brookfield Multiplex as builder for Australia 108, with on-site piling to commence in October.

The tower will become <a href="/buildings/australia-108-southbank-70-southbank-boulevard-southbank">Melbourne's first super-tall skyscraper</a> measuring 319 metres housing 1,105 apartments over 99 levels. A super-tall skyscraper is a building which measures more 300 metres in height.

<a href="/">Apartments.com.au</a> has learned that construction will have five stages. The first stage of construction is scheduled to be completed in 2018 and the entire building will be completed in 2020.

The construction stages have the following milestones:

<ul>
<li>Stage 1: up to level 40, 491 apartments, to be completed late 2018</li>
	<li>Stage 2: up to level 56, 252 apartments, to be completed mid 2019</li>
	<li>Stage 3: up to level 66, 162 apartments, to be completed mid 2019</li>
	<li>Stage 4: up to level 86, 120 apartments, to be completed early 2020</li>
	<li>Stage 5: up to final level, 80 apartments, to be completed mid 2020</li>
</ul>
Stages 2 and 3 will be complete in different months in mid 2019 and the awarded construction contract is valued at $500 million.

<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/aus_108_site_rs.jpg" rel="gallery-all" title="Australia 108 site in August. Image Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/aus_108_site_rs.jpg?itok=Ve-I7-vk" title="Australia 108 site in August. Image Ryan Seychell" width="580"></a>

<figcaption>Australia 108 site in August. Image Ryan Seychell</figcaption></figure>
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Brookfield Multiplex appointed builder for Australia 108, piling to commence in October

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As reported by Apartments.com.au <a href="/news/on-the-bright-side-2-riverside-quay-southbank">early last year</a>, the City of Melbourne and Mirvac are working in partnership to renew Southbank's Riverside Quay area, with particular emphasis placed on Riverside Quay Place. Key elements of Mirvac's office development at 2 Riverside Quay are a new office complex built over the existing car park and a new urban space at the foot of the building.

The planning permit for this site required the development of a master plan outlining the improvements to the surrounding Mirvac-owned buildings which are Q1, Q2 and Q3 as seen below. 2 Riverside Quay (2RSQ) underlines the entire master plan, with two tower cranes currently at work for what will become the new offices of PricewaterhouseCoopers.

<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/2rsq_stage1.jpg" rel="gallery-all" title="Riverside Quay Masterplan study area - Stage 01. Image courtesy McGregor Coxall "><img alt="" class="image-article-full-width-580px" height="338" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/2rsq_stage1.jpg?itok=M8qSOlZo" title="Riverside Quay Masterplan study area - Stage 01. Image courtesy McGregor Coxall " width="580"></a>

<figcaption>Riverside Quay Masterplan study area - Stage 01. Image courtesy McGregor Coxall</figcaption></figure>Since April, the City of Melbourne have been undertaking community engagement in the Riverside Quay area in an attempt to ascertain who is using the area, how it is being used and what people would like to see. The feedback received during community engagement helped inform council in creating a vision for the Riverside Quay area, which has just been released for further community engagement.

The vision will then inform a master plan that will outline how the existing area could be renewed to meet the needs and values of the local community. Outlined in the vision is a place that:

<ul>
<li>Is welcoming, safe and flexible;</li>
	<li>Allows people to be proud of and invest their time in;</li>
	<li>Is quietly vibrant with different opportunities to engage and experience the place.</li>
</ul>
Key elements of the vision are described in the table extract 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/rsq_vision.jpg" rel="gallery-all" title="Riverside Quay Place Key Elements. Image courtesy McGregor Coxall "><img alt="" class="image-article-full-width-580px" height="250" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/rsq_vision.jpg?itok=6k9QwlJl" title="Riverside Quay Place Key Elements. Image courtesy McGregor Coxall " width="580"></a>

<figcaption>Riverside Quay Place Key Elements. Image courtesy McGregor Coxall</figcaption></figure>As part of the further refinement of Riverside Quay, Mirvac have submitted a planning amendment to their permit which would see the main entry lobby moved from the south to the east of the tower under construction in order to provide activation and a stronger interface with the new public space: pedestrian access is now provided directly from Riverside Square.

Alterations have also been made to the ground floor layout to accommodate the relocated main building lobby entry. Additionally the application also includes construction of two new canopies on the eastern façade that will project over Riverside Square.

<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/2rsq_gf_plan.jpg" rel="gallery-all" title="2 Riverside Quay amended ground floor plan. © Mirvac"><img alt="" class="image-article-full-width-580px" height="364" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/2rsq_gf_plan.jpg?itok=CyiaHIVp" title="2 Riverside Quay amended ground floor plan. © Mirvac" width="580"></a>

<figcaption>2 Riverside Quay amended ground floor plan. © Mirvac</figcaption></figure>The City of Melbourne have expressed their support of theses alterations to the development.

<blockquote>
The new lobby entry to the south eastern corner is considered a more appropriate location that will not unreasonably impact the future design of Riverside Square, which is currently undergoing Community Engagement and design process. The new lobby entry reduces travel distance to Riverside Quay, resulting in a more balanced location that engages both Riverside Square and Riverside Quay.

The reduced travel distance will also reduce the impact of any easement of other legal mechanism required to gain legal rights of access to the lobby across the park to Riverside Quay. Any encumbrances on Riverside Square are to be minimised and to this end it is considered that access to the retail/café tenancy should be relocated, so that it does not abut directly on the land.

It is considered that there is sufficient space in the north eastern corner of the site that will allow Riverside Square to remain unencumbered by the future tenancy.

<cite>City of Melbourne's Future (Planning) Committee Report</cite>
</blockquote>

It is anticipated Stage 1 of the masterplan will commence construction in Q3 2016. In the meantime, to stay up to date or get involved, visit the <a href="http://riversidequayplacerenewal.com/">Riverside Quay Place Renewal website</a>.

<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/2rsq_pwc.jpg" rel="gallery-all" title="2 Riverside Quay powering along. Image courtesy Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="375" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/2rsq_pwc.jpg?itok=XP_hpNDT" title="2 Riverside Quay powering along. Image courtesy Ryan Seychell" width="580"></a>

<figcaption>2 Riverside Quay powering along. Image courtesy Ryan Seychell</figcaption></figure>
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The Riverside Quay Place Renewal project takes shape

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First photos have emerged of last Friday's tower crane accident at <a href="/buildings/marco-42-48-balston-street-southbank">Marco Melbourne</a> on Southbank. CFMEU Victoria have uploaded a host of images via their Facebook page which demonstrates the serious nature of the accident and the luck that allowed all involved onsite to escape with only a handful of minor injuries reported.

The failure of the tower crane has lead to road closures in the area until a point where the unit can be safely recovered. Over the past few days Worksafe, the CFMEU and engineers have come to agreement concerning the removal of the tower crane.

CFMEU Victoria states online that "This work is obviously high risk and unfortunately has the potential to be delayed by changes in weather. This is a highly unusual and dangerous situation and requires everyone involved to proceed with particular care to ensure the safety of workers and the wider community."

<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/image159_0.jpg" rel="gallery-all" title="Images sourced via the CFMEU Victoria Facebook page"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image159_0.jpg?itok=pk3uhCuC" title="Images sourced via the CFMEU Victoria Facebook page" width="580"></a>

<figcaption>Images sourced via the CFMEU Victoria Facebook page</figcaption></figure>Seen above is the crane deck sitting atop the concrete lift well with the associated jump form bearing the brunt of the collapse. While debris fell to the floor plate below the lift well, a counter-weight attached to the crane line during jacking also dropped to the surface below.

It's been widely reported that the collapse was due to a fault with the tower crane's internal climbing system which sees the unit mounted within the tower lift well. As has been pointed out by the CFMEU, there has been much incorrect speculation about the collapse which included a precast concrete slab being dropped from the crane.

<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_5401.jpg" rel="gallery-all" title="Recovery of the stricken crane is set to begin"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_5401.jpg?itok=GMhrirul" title="Recovery of the stricken crane is set to begin" width="580"></a>

<figcaption>Recovery of the stricken crane is set to begin</figcaption></figure>According to CFMEU Victoria, "There is a thorough investigation being undertaken and the precise cause of the incident may not be known until some of the continuing rectification work is complete so more evidence can be gathered and the investigation concluded. It's always best to deal with the facts rather than speculate."

The incident serves as a reminder of the risks associated with the construction industry and the vigilance required when working on complicated large-scale projects. Serious tower crane incidents in recent memory include the 2005 peel back of a tower crane boom during the MCG's Northern Stand redevelopment and a 2001 accident on a Southbank construction site which saw a tower crane's moveable counterweight dislodge and fall, resulting in the death of a worker.

<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/mns_20050203.jpg" rel="gallery-all" title="MCG's 2005 Northern Stand redevelopment wasn't without incident."><img alt="" class="image-article-full-width-580px" height="418" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/mns_20050203.jpg?itok=eC05Ml2C" title="MCG's 2005 Northern Stand redevelopment wasn't without incident." width="580"></a>

<figcaption>MCG's 2005 Northern Stand redevelopment wasn't without incident.</figcaption></figure>As for Marco Melbourne, a sizeable Grove GMK 7450 mobile crane is positioned and ready to dismantle the tower crane with further works in removing the damaged jump form system also expected. Post clean up, a fresh tower crane and jump form will need to be sourced in order to recommence works on the western tower of the development.

At the time of the incident the western tower floor plate was at 13 levels above ground with the lift well another four levels above. Eventually the western tower will top out at 37 levels with the adjoining eastern tower reaching 32 levels, for a combined total of 356 apartments.

See more images of the aftermath on <a href="https://www.facebook.com/media/set/?set=a.534450093388638.1073741845.207237466109904">CFMEU's Facebook page</a>.

Lead image courtesy CFMEU Victoria.
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Inside Marco Melbourne's tower crane collapse

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The issue of air rights has been given heightened media attention in recent times, principally due to Yarra House within South Yarra's Forrest Hill Precinct where developer Michael Yates <a href="http://www.afr.com/real-estate/residential/yarra-house-to-rise-with-views-secured-20131015-jgwls">purchased apartments in the adjoining low-rise building</a>. This in turn secures the right to veto any future development, thus protecting Yarra House's views.

Air rights and appropriate development is also at the crux of a dispute headed to VCAT, where Albert Road-based Evolve Development is seeking to amend an already approved scheme for 25-27 Coventry Street, so as to expand the tower's built form above the neighbouring property. Having purchased the Southbank site with approval in place for a 22 level residential building, Evolve Development have subsequently secured air rights above the adjoining 21-23 Coventry Street.

<blockquote>
Our client has also purchased the air rights of the eastern adjoining property and a subdivision permit obtained to amalgamate this land. It is noted that the permit contained Condition 1 (f), which required the built form to be set back from the eastern boundary at least 4.5 metres from the eastern boundary at Level 5 and above. This requirement was due to Council's concerns in relation to the proposed development restricting the future development potential of the adjoining land, in particular any restrictions on east facing apartments in any future development of that land.
<cite>SJB Planning document to VCAT excerpt, April 2015</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/image166.jpg" rel="gallery-all" title="Air right over part 21-23 Coventry Street. Image courtesy SJB"><img alt="" class="image-article-full-width-580px" height="365" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image166.jpg?itok=i-1vNYzD" title="Air right over part 21-23 Coventry Street. Image courtesy SJB" width="580"></a>

<figcaption>Air right over part 21-23 Coventry Street. Image courtesy SJB</figcaption></figure><blockquote>
The purchase of the air rights over 21-23 Coventry Street has resulted in an expansion of the built form to the east from Level 5 upwards. This has had consequential effects on the layout of apartments at these levels. Particularly, the apartments located in the south east quadrant of the building from Level 5 to Level 20 have been reoriented to ensure appropriate setbacks from the properties to the south and west and to ensure adequate daylight access to all habitable rooms.

Evolve No.21 Pty Ltd now seeks permission to pursue an amended development strategy which incorporates the air rights over 21-23 Coventry Street to the east and which better reflects current inner urban housing market trends.
<cite>SJB Planning document to VCAT excerpt, April 2015</cite>
</blockquote>

<h2>25-27 Coventry Street, Southbank amendment highlights</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/image168.jpg" rel="gallery-all" title="A comparison between approved and proposed. Images courtesy SJB"><img alt="" class="image-article-full-width-580px" height="343" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image168.jpg?itok=8l3s_v4t" title="A comparison between approved and proposed. Images courtesy SJB" width="580"></a>

<figcaption>A comparison between approved and proposed. Images courtesy SJB</figcaption></figure><ul>
<li>21 level residential tower at 70 metres in height</li>
	<li>252 apartments - 99 * studio, 105 * 1BR, 48 * 2BR</li>
	<li>177 car parking spaces and 80 bicycle spaces within a three level basement</li>
	<li>279sqm commercial/restaurant space with 50 person capacity</li>
	<li>Meeting room and library included within the development</li>
	<li>1,147sqm site area</li>
</ul>
The reworked SJB Architects design seeks to bump up apartments numbers by an additional 72 over the initial scheme which was given the nod via City of Melbourne during 2013. This is principally achieved by increasing studio dwellings from 8 to 99 within the amended proposal, at the cost of two bedroom dwellings which decrease by 20.

While the design still adheres to the DDO60 height limit, the external look has been drastically altered with the addition of balconies to the eastern facade. It's argued within the documents that the balconies which overhang the adjoining 21-23 Coventry street will aid in the retention of both on-site and off-site amenity.

Evolve Development currently have the project listed on their website as valued at $140 million and holding a completion date of 2017. It's fair to assume both these figures will change.

<h2>North, south, east and west</h2>

<blockquote>
The building form varies on each of its four elevations, relating to the immediate neighbouring conditions, whilst the use of varied colours and materiality presents a continuity and connection to the surroundings.

The north elevation presents an elegant tower on a setback podium with expressed columns that lightly anchor the elevation to the ground. Laneway access provided at the rear of the site along Wells Lane ensures flexibility and street activation of Coventry Street by way of tenancy and residential lobby interface. Street canopies, individually expressed between columns, break up the podium providing a human scale in the current streetscape rhythm while providing protection from the elements.

The tower is expressed in distinctive elements to provide visual interest and articulation. A recessed floor plan is incorporated at level 5 to distinguish the podium from the tower above. This break in the facade is introduced to respond to the height of the parapet of 312 St Kilda Road to the east, and the fagade composition of 35-37 Coventry Street to the west. The western elevation incorporates an angled setback to individual apartments facing south-west to protect the amenity of existing residents to the south and future neighbours to the west.

The south elevation is set back in response to the proximity of the residential tower at 6-8 Dorcas Street to the south.
<cite>SJB Planning</cite>
</blockquote>

<h2>Join the club</h2>

25-27 Coventry Street would join Evolve Development's initial Southbank project, <a href="http://www.evolvedevelopment.com.au/completed-projects.php#guilfoyle">The Guilfoyle</a> at 39 Coventry Street. LU Simon Builders completed the $190 million tower during 2013, which holds 353 apartments spanning 21 levels. SJB Architects were also responsible for the design of The Guilfoyle.

Currently fellow developer VIMG have sold in excess of 70% of Coventry Haus located at 33 Coventry Street, which will see the project head to construction shortly. Designed by Jackson Clement Borrows, the tower began life considerably shorter but was expanded upon VIMG's purchase of the site to the maximum allowable height.

<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/141029-33-coventry-photomontage-dusk-edit-3.jpg" rel="gallery-all" title="Coventry Haus at 23 levels. Image courtesy JCB"><img alt="" class="image-article-full-width-580px" height="899" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/141029-33-coventry-photomontage-dusk-edit-3.jpg?itok=2ZAoQ8ld" title="Coventry Haus at 23 levels. Image courtesy JCB" width="580"></a>

<figcaption>Coventry Haus at 23 levels. Image courtesy JCB</figcaption></figure>The 'secondary' Southbank apartment market has proven popular in recent years with a string of apartment tower completions falling between Coventry and Dorcas, as witnessed by Sunday Apartments, Elm and the aforementioned Guilfoyle.

Waiting in the wings are the approved <a href="/buildings/kings-domain-southbank-68-dorcas-street-southbank">68-70 Dorcas Street</a>, <a href="/buildings/the-evermore-southbank-58-66-dorcas-street-southbank">58-66 Dorcas Street</a> and potentially 25-27 Coventry Street which between them would pump a further 1000 apartments into the tail end of Southbank.
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