One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Spencer Street

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With the first details of Asset1's four-tower residential development appearing in recent weeks and demolition of the former Convention Centre underway, it seems the perfect time to consider some opportunities the site presents. I primarily have stronger pedestrian connections to the Yarra in mind.

The recently submitted planning application for 7-23 Spencer Street sees 1,321 square metres of retail space across two podiums, yet the development is limited in terms of scope and ambition by the well-worn 13-storey Crowne Plaza hotel to the south abutting the Yarra. This is a relic of time gone by where tall built form could meet the edge of the Yarra and no one would bat an eyelid.

While not included in the development plan for the Elenberg Fraser-designed scheme, Crowne Plaza could - through a staged development - be relocated to one of the four towers, allowing for future demolition of the existing structure. This scenario is depicted in the image below, dramatically opening up the river vista with views through to the Yarra's Edge towers beyond.

<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/3-23_spencer_street_edit.jpg" rel="gallery-all" title="Mock-up of relocated Crowne Plaza and demolition of existing structure."><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/3-23_spencer_street_edit.jpg?itok=dsJJTnku" title="Mock-up of relocated Crowne Plaza and demolition of existing structure." width="580"></a>

<figcaption>Mock-up of relocated Crowne Plaza and demolition of existing structure.</figcaption></figure>The removal would also allow for the provision of yet another public open space or park, bringing together the various elements along the Yarra's Northbank. Together with Seafarer's Rest and Batman Park, this would provide a green buffer between the glass and steel of the CBD's high-rises and the tranquility of the Yarra.

<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/7-23_spencer_street_aerial.jpg" rel="gallery-all" title="Indicative aerial showing riverfront park in-lieu."><img alt="" class="image-article-full-width-580px" height="325" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/7-23_spencer_street_aerial.jpg?itok=wQ8uSuBU" title="Indicative aerial showing riverfront park in-lieu." width="580"></a>

<figcaption>Indicative aerial showing riverfront park in-lieu.</figcaption></figure>Such a proposal however, is not without its drawbacks and would pose some issues such as the amount of solar access provided to any form of open space, and would no doubt inform the type of space that could potentially be built there.

Secondly most developers wouldn't really entertain the idea of losing a built asset that provides a steady income for an open space whose control would be transferred to the City of Melbourne, particularly when any development of similar scale and proximity, with the odd exception at Docklands would likely never be supported.

Removing Crowne Plaza is ultimately just a pipe dream, but I think it provides some food for thought. Apartments.com.au will provide an in-depth look at the site's development plan in due course.
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Laurence Dragomir

An unconventional opportunity for 7-23 Spencer Street

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Media circles last week reported that Melbourne CBD's tallest tower (to date) had received planning approval. With news of the revised planning application <a href="/news/the-dawn-of-a-new-age-and-melbournes-new-tallest-building" target="_blank">first broken by Urban.com.au</a> during November last year, recent reporting of approval for 250 Spencer Street relates to the site masterplan. In effect, approval for an overarching development envelope rather than the final design.

Indeed approval has been given for four towers of between 205 and 300 metres in height, although the ultimate design for each has yet to be submitted. What is known is architecture firm Cottee Parker will deliver near on 3,000 apartments and two hotels of some 488 rooms over the four towers.

<a href="http://www.afr.com/p/business/property/new_melbourne_skyscrapers_approved_2FE9rMf2vSkp83L8dLVOYI" target="_blank">As reported</a> in the Australian Financial Review last week, Far East consortium have secured Ritz-Carlton to anchor the premium hotel space, located within the top 15 levels of the tallest, 300 metre tower.

With the final design not yet submitted for approval, a grainy yet excellent indicator was included in developer Far East Consortium's newly published 2014 Annual Report. The hulking towers seen below dwarf neighbouring northern residential developments, and bare a strong resemblance to the <a href="/news">endorsed masterplan concept</a>.

<figure><img alt="" height="572" src="/sites/urbanmelbourne.info/files/pictures/article-images/image2250s.jpg" title="The expected development? Image sourced via the FEC Annual Report" width="454"><figcaption>The expected development? Image sourced via the FEC Annual Report</figcaption></figure><blockquote>
In June 2013, the Group acquired another piece of land (known as 250 Spencer Street Site), located next to the Upper West Side development with site area of approximately 1.176 hectares. 250 Spencer Street Site is currently with a planning permit for residential development with a total sellable area of approximately 2.2 million sq. ft.

The project is expected to consist of approximately 3,000 residential apartments and will be developed in phases.
<cite>Far East Consortium 2014 Annual Report</cite>
</blockquote>

As outlined within the statement above, Far East Consortium aren't strangers to delivering large-scale projects as directly opposite the company has recently released for sale <a href="/news/the-fifth-605-613-lonsdale-street-melbourne" target="_blank">The Fifth</a>. Its 399 apartments join the 2,207 existing/under construction apartments of Upper West Side for a staggering total of 2,606 dwellings over five towers. All five residential buildings were also conceived by Cottee Parker.

<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_6987.jpg" rel="gallery-all" title="Piling work along the southern boundary"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/img_6987.jpg?itok=wUdnC0ev" title="Piling work along the southern boundary" width="580"></a>

<figcaption>Piling work along the southern boundary</figcaption></figure>Currently 250 Spencer Street resembles a bomb site of sorts as Guilfoyle Demolition reduce The Age's former citadel to little more than dust. While demolition continues, a piling rig has also been plying its trade onsite implying that at the very least Far East Consortium intend to waste no time emulating the success of Upper West Side.
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silvermb

Far East Consortium's massive 250 Spencer Street design unveiled?

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Proponents of a high-rise development located at 371 Spencer Street, West Melbourne will pin their hopes on State Government approval following City of Melbourne once more indicating they will reject the dual tower scheme. Melbourne-based Bennelong Group via subsidiary Bennelong Value Funds Pty Ltd have pushed for approval since early 2012 for the 749 apartment project.

Amended plans put forward earlier in 2014 featuring shortened towers and fewer apartments have failed to curry favour with City of Melbourne, leaving the approval decision in the hands of State planning body DTPLI and Minister Matthew Guy.

<h2>As described by the architect</h2>

<blockquote>
Bruce Henderson Architects’ design response establishes a strong podium base, responsive to the context but modern in its interpretation. This podium supports slender tower forms that respond to the opportunities of the site which include ‘unobstructed’ views in all directions, variation in existing and evolving built form, multiple points of accessibility and good solar exposure.

The design of the towers de-emphasises vertical elements, instead relying on strong horizontal banding via exposed slab edges and smaller scale facade elements set within the horizontal bands. The random arrangement and mixture of facade materials provides a dynamic solution and varies the appearance of the building from surrounding viewpoints.
</blockquote>

<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/371spencer.jpg" rel="gallery-all" title="The revamped design. Image © Bruce Henderson Architects"><img alt="" class="image-article-full-width-580px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/371spencer.jpg?itok=vT3crVOm" style="height:599px; width:580px" title="The revamped design. Image © Bruce Henderson Architects"></a>

<h2>Major changes from the initial application</h2>

Visually, the amended 371 Spencer Street seen above carries a highly similar facade to the initial design, perhaps with the exception of blue glass over earlier renders which were dominated by grey tones. The podium has been refined with the addition of a high awning and additional glazing addressing the Spencer and Batman intersection.

Both towers have been lowered in height considerably with the western tower subject to seven fewer levels or 30 metres. Floor to floor heights have also been reduced from 3.5 metres to 3.1 metres, bringing the intended apartments down to a more conventional dimension.

<table border="1" cellpadding="1" cellspacing="1" style="width:100%">
<thead><tr>
<th scope="col"> </th>
			<th scope="col">2012 Plans</th>
			<th scope="col">2014 Plans</th>
			<th scope="col">Comment</th>
		</tr></thead>
<caption>Summary of changes (courtesy City of Melbourne)</caption>
	<tbody>
<tr>
<td>Gross Floor Areas</td>
			<td>85,000 sq m (Approx)</td>
			<td>79,206 sq m</td>
			<td>Floor space removed at the upper levels is in part off-set by increased floor area in the west tower.</td>
		</tr>
<tr>
<td>Number of residential units</td>
			<td>749 (225 x 1-bed and 524 x 2-bed)</td>
			<td>704</td>
			<td>Reduction of 45 units.</td>
		</tr>
<tr>
<td>East Tower</td>
			<td>120m (32 levels) and 107.2m (28 levels)</td>
			<td>104.6m (28 levels) and 95.5m (25 levels)</td>
			<td>Reduction of four levels and three levels.</td>
		</tr>
<tr>
<td>West Tower</td>
			<td>152m (41 levels) and 139m (38 levels)</td>
			<td>123.4m (34 levels) and 114.1m (31 levels)</td>
			<td>Reduction of seven levels on both parts.</td>
		</tr>
<tr>
<td>West tower setback from Batman Street</td>
			<td>6m</td>
			<td>6m</td>
			<td>No change.</td>
		</tr>
<tr>
<td>Minimum separation between towers</td>
			<td>13.85m</td>
			<td>11.7m</td>
			<td>The average separation is maintained.</td>
		</tr>
<tr>
<td>Retail floor area</td>
			<td>235 sq m</td>
			<td>235 sq m</td>
			<td>No change.</td>
		</tr>
<tr>
<td>Car spaces</td>
			<td>548</td>
			<td>537</td>
			<td>Reduction of 11 spaces.</td>
		</tr>
<tr>
<td>Bicycle spaces</td>
			<td>223</td>
			<td>222</td>
			<td>Reduction of one space.</td>
		</tr>
<tr>
<td>Floor to floor</td>
			<td>3.5m</td>
			<td>3.1m</td>
			<td>0.4m reduction.</td>
		</tr>
</tbody>
</table>
<h2>City of Melbourne says</h2>

Taken from the City of Melbourne's report to Future Melbourne Committee, Council's final recommendation that City of Melbourne advise the Minister for Planning that they continues to object to application based on four principal factors:

<ol>
<li>The height and massing of the proposed building is inappropriate having regard to the built form outcomes and decision guidelines of Design and Development Overlay Schedule 33.</li>
	<li>The lack of activation and design of the ground floor frontages particularly at the north-east corner of the building will have an adverse impact on the public realm and is contrary to the policy objectives of Clause 22.17 Urban Design Outside the Capital City Zone and the built form outcomes and decision guidelines of Design and Development Overlay Schedule 33.</li>
	<li>The height and massing of the proposed building will adversely affect the heritage significance of the adjoining heritage buildings (Sands and McDougall Building) and is inconsistent with the built form outcomes and decision guidelines of Design and Development Overlay Schedule 33.</li>
	<li>The proposed building is expected to generate additional vehicle movements which will have a detrimental impact on the Batman Street, Spencer Street and Franklin Place.</li>
</ol>
<h2>Comment</h2>

This particular pocket of West Melbourne serves to illustrate the gulf between the positions taken by City of Melbourne and the State Government. City of Melbourne have been nothing if not consistent in their disapproval of 371 Spencer Street and surrounding projects that have well and truly breached local built form guidelines.

The State Government on the other hand has earmarked the area is a natural extension of the CBD, with high-rise towers in tow. That there is no consensus between both bodies leads to a bureaucratic back and forth that ultimately will achieve little as State Government maintains final say over any project exceeding 25,000 sq.m in area.

This in turn will encourage developers to super size their proposals to over 25,000 sq.m as evidenced by the recent application at 15-31 Batman Street, with the knowledge that the State Government will be more likely to green light their project. What does this all mean for 371 Spencer Street?

Given the State Government approved 420 Spencer Street diagonally opposite earlier this year at 38 levels and 131 metres, a precedent has been set. I can't see how 371 Spencer Street would gain anything but approval.
</body></html>

371 Spencer Street finds no favour with City of Melbourne

<html><body>
Just when you thought you had seen it all, along comes a scheme of epic proportions relative to anything previously seen in Melbourne; it simply leaves you gobsmacked!

Following on from their successful <a href="http://www.upperwestside.com.au/">Upper West Side</a> multi-tower project on the former Lonsdale Street Power Station site, developer <a href="/developers/far-east-consortium">Far East Consortium</a> has once again engaged <a href="/architects/cottee-parker-architects">Cottee Parker</a>. The architecture firm has recently lodged an Application for Modification to Master Plan for the 1.2ha site at <a href="/buildings/west-side-place-melbourne-250-spencer-street-melbourne-vic-3000">250 Spencer Street</a> - directly opposite Upper West Side and formerly home to The Age newspaper. The proposal continues the current trend of tall, slender towers appearing within Melbourne's CBD and Southbank, while simultaneously taking urban density to a whole new level - 2,853 apartments and 488 hotel suites in total.

<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/250%20spencer.jpg" rel="gallery-all" title="The revised 250 Spencer Street concept. Image © Cottee Parker"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/250%20spencer.jpg?itok=azlFq_U1" title="The revised 250 Spencer Street concept. Image © Cottee Parker"></a>

Cottee Parker have once more employed the podium and tower typology - considered standard practice in the CBD - to create a vertical village comprising 4 residential towers ranging in height from a minimum 205 metres to a maximum of 300 metres, potentially usurping Eureka Tower to become Melbourne's tallest building given that other towers seeking the crown have stumbled. The individual tower envelopes present as a series of extruded irregular floor plates, defined by sculpted crystalline shards at their pinnacles. The two tallest towers are located to Spencer Street with the 295-300 metre Tower 1 occupying the prominent corner with Lonsdale Street.

Previously held by <a href="/developers/ispt" target="_blank">ISPT Super Property</a> who in turn gained planning approval for a <a href="/architects/bates-smart" target="_blank">Bates Smart</a> designed, six tower master plan, it emerged mid year that 250 Spencer Street had been sold to Far East Consortium.

<h2>Master plan changes</h2>

Changes to ISPT's endorsed master plan are listed in the application and are as follows:

<ul>
<li>A proposal for four towers above a podium. The endorsed scheme has six towers. With four towers there is greater amenity internally with increased setbacks between the towers.</li>
	<li>A proposal for higher towers to maintain a similar density of apartments. Towers range from 62 to 85 storeys. Towers in the endorsed scheme range from 39 to 78 storeys.</li>
	<li>The potential inclusion of two hotels occupying opposite corners of the development.</li>
	<li>Greater activation of the ground plane due to minimal penetration of the building face for vehicular access.</li>
	<li>Additional retail and hotel facilities at Level 1 above ground.</li>
	<li>All loading and delivery facilities are below ground in Basement 1 accessed via a vehicular ramp off Little Lonsdale Street. The endorsed scheme has all servicing at ground level off a service road through the site.</li>
	<li>Inclusion of a central open landscaped spine running north/south through the site. This is principally a pedestrian zone, but part of it is shared with a one way vehicular route for drop-off to hotels and residential buildings. A proposed park area will be integrated into the northern part of the open space with frontage along Little Lonsdale Street. The endorsed scheme does not allow this level of amenity.</li>
	<li>Additional implementation of east/west pedestrian access through the site to enhance activation and connectivity to the north/south spine.</li>
	<li>A reduction of the number of car spaces above grade by providing basement parking. The endorsed scheme has no basements and provides all car spaces above grade. The proposed scheme has 4 levels of basement with the balance of car spaces above grade.</li>
	<li>Greater activation of the podium by providing more apartments to the perimeter face extending to the top of the podium. The endorsed scheme has apartments to level 3 and open (screened) car parking levels beyond.</li>
	<li>The development will be designed and delivered as a wholistic precinct. There is no intention of selling off separate development lots. The endorsed scheme was planned for 6 individual lots to be sold separately.</li>
	<li>Residential traffic is separated from service vehicle traffic with vehicular access consolidated to 2 entrances, one up to podium levels and one down to basements, from Merriman Lane.</li>
	<li>There is active frontage of various uses to all faces at ground.</li>
	<li>There is active frontage to the majority of the podium form from Level 1 to the podium roof top.</li>
	<li>Where podium car-parking levels are proposed these floors are used to help ameliorate wind issues. Car-parking is screened or hidden from street view.</li>
	<li>The proposed scheme has podium heights from 8 to 11 storeys. The endorsed scheme has podium heights from 9 to 10 storeys.</li>
</ul>
Overall the modifications and variations result in positive outcomes for potentially dwellers via fewer but taller towers with greater separation between them (10m setback), allowing increased natural light penetration. Cottee Parker's scheme also provides what should be an exceptional experience to the pedestrian at street level - a huge improvement over the endorsed scheme which offered a fairly mediocre pedestrian experience internally by way of provision of a network of laneways which acted as vehicular thoroughfares, only because it was easier to carve up and sell the site.

Luckily that didn't eventuate and a superior response has been developed. Varied heights suggest that hopefully depending upon the facade strategy employed, the towers will read as individual elements rather than one great wall which is one of Upper West Side's shortcomings.

<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Image2_21.jpg" rel="gallery-all" title="Ground floor plane. Image © Cottee Parker"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/Image2_21.jpg?itok=GeX7_W2P" title="Ground floor plane. Image © Cottee Parker"></a>

<h2>Features of the master plan</h2>

<ul>
<li>4 levels of basement parking, with 1816 spaces in total</li>
	<li>The ground floor plane will be activated by foyers for apartment towers, separate foyers for both hotels, retail tenancies and a 1,350 sqm internal plaza featuring a food court</li>
	<li>Active uses to podium frontages in the form of hotel rooms, function areas, apartments, a ball room and retail tenancies.</li>
	<li>Tower 1, corner of Spencer Street &amp; Lonsdale Street : 85-storeys (295-300m) tower featuring a 228 suite, 5-star hotel, hotel facilities and amenities such as bar and restaurant facilities, a spa centre, pool, gymnasium occupying the top 14 floors. A sky lobby check-in tops it all off on level 84 with the balance of floor space dedicated to 750 apartments. There is provision for 465 resident parking spaces and 30 for the hotel.</li>
	<li>Tower 2, corner of Little Lonsdale Street and Spencer Street : 74-storeys (235-240m) - 805 apartments and 500 parking spaces.</li>
	<li>Tower 3, corner of Merriman Lane and Little Lonsdale Street: 62-storeys (205-210m) - a 260 suite, 3-4 star hotel within the podium levels and lower levels of the tower with 520 apartments above and 321 parking spaces overall.</li>
	<li>Tower 4, corner of Lonsdale Street and Merriman Lane: 68-storeys (225-230m) - 778 apartments.</li>
	<li>The widening of Merriman Lane increasing the overall area to 380 sqm.</li>
	<li>A 450 sqm north facing park in addition to the landscaped podium rooftops.</li>
</ul>
<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/Podium%20levels1.jpg" rel="gallery-all" title="Podium level activity. Image © Cottee Parker"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/Podium%20levels1.jpg?itok=yzCrfJ2n" title="Podium level activity. Image © Cottee Parker"></a>

<h2>Brief timeline</h2>

<ul>
<li>
<a href="/developers/ispt">ISPT</a> and JV partner at the time, Perth-based <a href="http://www.axiompl.com.au/">Axiom Properties</a> purchased the site in 2008 for $66.1m. After an invited competition <a href="/architects/hassell-studio">Hassell</a> were engaged to prepare a master plan for the 1.52ha site.</li>
	<li>The development partners then sought approval for a Hassell-designed twin-tower scheme of 52 &amp; 40-storeys respectively, on the eastern most portion, including the retention and adaptive re-use of the Reidy's building with retail spilling out onto Elliot and Merriman Lanes.</li>
	<li>Upon gaining approval the JV partners promptly put the site with Planning Permit on the market before it was snapped up by <a href="/developers/central-equity">Central Equity</a> for $17m who engaged <a href="/architects/doig-architecture">Doig Architecture</a> to devise a new two tower scheme, the first stage of which is open to registrations</li>
	<li>After 40 years, The Age vacated 250 Spencer Street in October 2009 - relocating to their shiny new digs down the road at Media House, thus releasing the remainder of the site for development. Axiom sells it's share of the site to ISPT.</li>
	<li>ISPT received approval for the <a href="/architects/bates-smart">Bates Smart</a> conceived residential master plan - comprising approximately 3,000 apartments across 6 towers ranging in height from 135-220m - in January 2013 before putting the site up for sale.</li>
	<li>
<a href="/developers/far-east-consortium">Far East Consortium</a> snapped up the site mid-year with anticipated settlement in 2014.</li>
</ul>
<h2>Project team</h2>

<ul>
<li>Developer: Far East Consortium</li>
	<li>Architects: Cottee Parker</li>
	<li>Structural Engineers: Winward Structures</li>
	<li>Traffic Engineer: Cardno</li>
	<li>ESD Consultant: Wood &amp; Grieve</li>
	<li>Services, Fire &amp; Lift: Wood &amp; Grieve</li>
	<li>Hydraulics: Hydrautech</li>
	<li>Building Surveyor: Philip Chun</li>
	<li>Town Planner: Fulcrum Planning</li>
	<li>Wind Engineer: Melconsultants</li>
	<li>Facade Engineer: BG &amp; E Consulting</li>
</ul>
It will be intriguing to see how the mainstream media approaches the revised 250 Spencer Street submission. Will they rail against the towers increased height or will they acknowledge that at face value, Cottee Parker's scheme seems to have numerous public realm benefits over the previously approved master plan while maintaining a similar number of apartments. We can't answer that but one things for sure, you read it on <a href="/">Apartments.com.au</a> first.
</body></html>

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