Nature Based Cities (NBC), the not-for-profit organisation focused on improving biodiversity and nature outcomes in urban development, has launched its latest industry design guidelines and accreditation framework, this time targeting precinct-scale residential communities.

The move extends NBC’s influence beyond its initial focus on medium and high-density residential developments. Several projects have already achieved NBC accreditation since the launch of its Medium &amp; High-Density Residential Guidelines in early 2025.

The expansion into masterplanned communities and new residential precincts reflects the growing need for stronger nature-positive benchmarks as Australia’s outer suburban growth corridors continue to expand at pace.

Paul Hameister OAM, NBC Founder and the Executive Chairman of Melbourne developer Hamton who itself leans heavily into nature and biodiversity in its developments, says the&nbsp;nature-first approach to mitigate the effects of climate change has become standard in other parts of the world such as the UK, but Australia is lagging.&nbsp;Australia’s environmentally sustainable design (ESD) rating tools have no minimum mandatory requirements for living landscapes.

“We’ve always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren’t there,” Hameister says. “In Australia, you can have a five-green-star rated building that’s concrete and glass with not a blade of grass. 
 
“The focus is on reducing emissions, which is laudable, but there hasn’t been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities.”

He says that having now&nbsp;made good progress in supporting developers of medium and high-density residential projects, NBC is now looking to bolster better nature-based decision-making and recognise developers of greenfield projects in the outer ring and large inner-ring brownfield precincts, who want to champion nature and living landscape as a defining feature.

Since 2022, the not-for-profit has sought to remove the roadblocks preventing developers from incorporating nature and living landscapes into their projects, shifting the conversation from the reduction of emissions and grey infrastructure, toward recognising nature as an essential infrastructure.

The New Communities Design Guidelines and Scorecard arm developers with the tools needed to deliver a nature positive outcome for their new communities. Intended to be adopted at the outset of the planning process, the guidelines are designed to help create communities that are cooler, healthier and more resilient while also enhancing social wellbeing and long-term economic value.&nbsp;

New Communities developers seeking accreditation will be independently assessed across a range of key criteria including ecology, tree canopy, biodiversity, and walkability. Once the masterplan is complete and submitted for approval, the scorecard is formalised based on proposed outcomes. Projects that meet the NBC criteria will receive either Commended or Exemplary accreditation outcomes, creating a clear benchmark for nature-positive new communities in Australia.&nbsp;

Janis Fischer, Director at Tract and NBC Advisory Council member, said the development of new communities in our suburbs can have a substantial impact on nature and biodiversity.

"By incorporating nature-based design principles at the inception of a project, developers and their design teams can achieve nature positive outcomes that are good for both people and the planet.’’&nbsp;

NBC accredited New Community projects will gain access to NBC branding and marketing tools to help communicate their nature-based credentials to purchasers and the broader market.&nbsp;

Joel Robinson

Nature Based Cities: A new Australian benchmark for developing nature-positive new communities

Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

<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/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

[smartcode_project:default project_id=134323 project_image_fid=6393]

Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

[smartcode_project:default project_id=134323 project_image_fid=6402]

The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

[smartcode_project:default project_id=134323 project_image_fid=6383]

The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

[smartcode_project_cta:default project_id=134323]

ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

First look: ‘Far more than replacing a shopping centre’ as Conquest unveils 736-home Eastlakes redevelopment

Abadeen has lodged a State Significant Development Application (SSDA) for one of Mosman's largest apartment developments in recent years, seeking approval to transform the former Honeysuckle Garden and Midas site on Military Road into a 100-apartment mixed-use development.

The SSDA, lodged with investment partner Phoenix Property Investors, proposes around $230 million worth of new housing on the prominent <a href="https://www.apartments.com.au/new-apartments/494-516-military-road-mosman-nsw-2088">494-516 Military Road</a> site.

The proposal comes as Mosman Council continues to progress its recently endorsed Masterplan, which identifies the precinct for increased housing density while maintaining the suburb's established character.

Designed by DKO Architecture, the development would comprise 100 apartments above ground-floor retail, with a rooftop wellness precinct including a gym, sauna, entertaining areas and landscaped communal spaces.

Rather than pushing to the full 12-storey height identified in Council's Masterplan, the proposal ranges between five and nine storeys, stepping down towards Hale Road. A tenth level would accommodate resident amenities rather than additional apartments.

The project has been designed to appeal to a broad range of buyers, from first home buyers and young professionals through to families and local downsizers looking to remain on the Lower North Shore.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="5dada03f-5b4c-43ba-ba62-2868add31440" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.57.55%E2%80%AFAM.png?VersionId=7LBy0B.Jo8_iWAFJsClcV7Q3UnXrv49r" />

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock.

"The apartments have been designed as genuine long-term homes, with efficient floorplans that maximise usable living areas, generous storage, natural light and strong connections between indoor and outdoor spaces," Brown says."

"We've focused on creating homes for a broad range of buyers, from first home buyers and growing families through to downsizers who want to remain in Mosman."

The rooftop wellness offering forms a key part of the proposal, with residents set to have access to a gym, sauna, outdoor entertaining spaces, communal dining areas, landscaped gardens and a multi-use recreation court overlooking Sydney Harbour.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="d37c2d6b-583a-4a0f-b7a9-9f46b893d2f4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.58.06%E2%80%AFAM.png?VersionId=FPoa5FCm2RtzjhAh2w5FTWJbV6GHfY8D" />

DKO drew heavily on the site's natural and cultural history, undertaking a Connecting with Country process with local Aboriginal Elders to inform the architectural and landscape design.

Senior Associate Matthew Ritchard said the design sought to create a building that responded to both the site's landscape and its cultural significance.

"The architectural language of the project is a deep expression of Connecting with Country, where the materiality and colour palette serve as a bridge between the site's geological history and its future as a residential sanctuary."

The proposal also retains the site's established blue gum tree as the centrepiece of the communal landscaped gardens, while introducing activated retail fronting Military Road to strengthen the connection between Mosman and Cremorne villages.

If approved, the project would deliver 100 new homes within walking distance of shops, public transport, schools and local amenities, adding to the limited pipeline of new apartments on the Lower North Shore.

<h2>Project Snapshot</h2>

Project: Honeysuckle Garden Redevelopment

Address: 494-516 Military Road, Mosman

Developer: Abadeen and Phoenix Property Investors

Architect: DKO Architecture

Lead Architect: Matthew Ritchard

Value: $230 million

Residences: 100 apartments

Key features:

<ul>
	<li>
	Ground-floor retail
	</li>
	<li>
	Rooftop wellness precinct
	</li>
	<li>
	Gym and sauna
	</li>
	<li>
	Outdoor entertaining and BBQ areas
	</li>
	<li>
	Landscaped communal gardens
	</li>
	<li>
	Multi-use recreation court
	</li>
	<li>
	Retained mature blue gum tree
	</li>
	<li>
	Connecting with Country design process
	</li>
	<li>
	Harbour, CBD and Balmoral views from upper-level apartments
	</li>
</ul>

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock

First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman

Student accommodation

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The local student accommodation market has a new provider as Blue Sky Private Real Estate and joint venture partner Goldman Sachs ramp up their Melbourne presence.

Months after being formed, Atira Student Living has hit the ground running in Melbourne. Already active across the Brisbane market, Atira is planning a further 4,600 beds split between Brisbane, Sydney, Melbourne and Adelaide.

Of the 4,600 beds, a healthy proportion will be based in Melbourne.

<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_8.jpg" rel="gallery-all" title="42 La Trobe Street and 1 Flemington Road. Images: Hayball"><img alt="" class="image-article-full-width-580px" height="340" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image46_8.jpg?itok=pSRbPj3q" title="42 La Trobe Street and 1 Flemington Road. Images: Hayball" width="580"></a>

<figcaption>42 La Trobe Street and 1 Flemington Road. Images: Hayball</figcaption></figure>42 La Trobe Street and 1 Flemington Road will be managed under the Atira banner.

The former already has a Hickory tower crane onsite in order to deliver 783 beds across two buildings, with associated ground level retail and public uses. The tower will utilise the Hickory Building System with floor slabs, facades and Hickory’s Sync bathroom pod system manufactured offsite and subsequently trucked to 42-50 La Trobe Street for final assembly.

1 Flemington Road which is also addressed 245-249 Peel Street will be constructed by Hutchinson Builders. It was initially submitted at planning as a <a href="/news/city-norths-latest-entrant-a-metal-monolith">metal-clad tower</a> holding 389 student beds.

Both projects have been designed by Hayball.

Rounding out the Atira Melbourne portfolio is 48-50 A’Beckett Street which has gone back to the drawing board after being picked up by Blue Sky Private Real Estate. Slated for a 2019 opening, the eventual student accommodation building will replace previous private apartment schemes for the narrow site.

<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/image48_6.jpg" rel="gallery-all" title="The revised 611-681 Elizabeth Street. Planning image: SJB Architects"><img alt="" class="image-article-full-width-580px" height="313" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image48_6.jpg?itok=mi55jeaQ" title="The revised 611-681 Elizabeth Street. Planning image: SJB Architects" width="580"></a>

<figcaption>The revised 611-681 Elizabeth Street. Planning image: SJB Architects</figcaption></figure>As Atira settles into Melbourne, various other projects are in development.

611-681 Elizabeth Street has been given the provisional nod from City of Melbourne planners. The multi-towered project includes 698 student accommodation apartments across two towers, broken down to 661 studios, 27 one bedroom apartments and 10 two bedroom apartments. It remains to be seen whether new owner PDG Corporation will maintain the student accommodation aspect of the development.

Early works on Redefine's 16-32 Leicester Street have begun, as a preview to construction commencing on the substantial student accommodation project whilst 123-135 Bouverie Street nearby is also subject to a new student accommodation application.

These projects are in addition to the thousands of student beds currently under construction citywide. 
Lead image: Redden
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silvermb

Atira hits Melbourne as further student accommodation projects line up

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English-speaking countries like the UK, US and Australia will take the lion’s share of the international student market but will face increased competition from European institutions, according to recent research from Savills.
The firm's latest <a href="https://pdf.euro.savills.co.uk/global-research/spotlight-world-student-housing-2016-2017.pdf">World Student Housing Spotlight</a> says that as the world's student population becomes increasingly mobile and education becomes globalised, international student populations will continue to rise.
Australia had largest proportion of of international students compared to domestic students within a country, with 26% of all students coming from overseas.
European institutions are actively trying to increase their international appeal, according to Savills. A large part of this appeal has been the increase of courses taught in English. 
English is an important language in the international business space, particularly with prospective employers, therefore tuition in this language has carried significant weight with prospective students.
"Attracting international students is important to a city's local economy as well as the bottom line and diversity of a university," the report said.
"These students often pay higher fees, spend more on both accommodation and living, and bring new insights and cultural perspectives to a country.
"The first case study of the success of this tactic came from the Netherlands, who were one of the earliest European countries to move towards English language tuition at scale."
The Netherlands now boasts the largest numbers of enrolled students on English taught programs (ETPs) making up 7.2% of their total student body, the report said.
<a href="https://www.propertyobserver.com.au/images/2017/03/20/March22CommPropChart.png" target="_blank">Click to open chart in new window</a>
<img src="https://www.urban.com.au/images/2017/03/20/March22CommPropChart.png" alt="">
"In Denmark, while they don't have as large a number of students enrolled in ETPs, the students that are enrolled make up 12.4% of the total student body," the report said.
"Germany, on the other hand, while they have a large number of international students overall, do not have nearly as many of them studying ETPs, and those that do make up just 1% of their total student population.
"With considerably lower living costs than their counterparts in the US, UK and Australia, and many universities appearing in top global rankings, European institutions are a very attractive proposition for international students."
Savills said this rise in the international student market is creating opportunities for housing developers.
"A growing, internationally-mobile student population has fuelled demand for purpose-built student accommodation across the world.
"Investors may do well to watch for countries and cities that benefit from a diverse international demand base, or particular fast-growing outbound markets."
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prateek24-ezbwHMbNAk

Australia to face increased competition from Europe for overseas students: Savills

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The well documented surge in apartments within the CBD over recent years looks to be dissuading developers from the inner city residential apartment sector. Whilst the masses of apartments roaring toward completion have taken the steam out of the apartment market, hotel and student accommodation projects have, in the interim, attracted a proportionately larger slice of the planning pie.

City of Melbourne are handling three prime examples, all of which were submitted late last year, which point toward this trend.

Generally rolled into larger, mixed-use developments over recent years, the smaller stand-alone hotel is making a comeback. Two such examples are in the pipeline, with one potentially accounting for a historic Melbourne facade.

<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/image39_5.jpg" rel="gallery-all" title="A new Elizabeth Street perspective. Image: Kyriacou Architects"><img alt="" class="image-article-full-width-580px" height="340" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image39_5.jpg?itok=wO8Cwi4L" title="A new Elizabeth Street perspective. Image: Kyriacou Architects" width="580"></a>

<figcaption>A new Elizabeth Street perspective. Image: Kyriacou Architects</figcaption></figure>601-603 Elizabeth Street is an eye-catching proposal for a thin 15 level hotel tower encompassing 72 suites.

On little more than a 202sqm site, the design by Kyriacou Architects sees a 49m tower finished in intricate China white concrete panelling which splays above the entrance, forming a unique canopy. Local firm Nicson Property Group is behind the project and hopes to gain approval for the design which involves solely single bedroom suites ranging in size between 17sqm and 23sqm.

Approval of the project would further extend the mixed-use nature of City North, a designated development precinct which includes the Elizabeth Street stretch north of the CBD. Research, medical, commercial, student accommodation, apartment and affordable housing builds have all been delivered in recent years throughout the precinct.

601-603 Elizabeth Street potentially may add another use to City North.

<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/image51_6.jpg" rel="gallery-all" title="244-248 Flinders and design references. Image: Armsby Architects"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image51_6.jpg?itok=Fxp-SA-C" title="244-248 Flinders and design references. Image: Armsby Architects" width="580"></a>

<figcaption>244-248 Flinders and design references. Image: Armsby Architects</figcaption></figure>Yooralla's former headquarters at 244-248 Flinders Street is also subject to a hotel-based planning application.

Moremas Land Pty Ltd is seeking to replace the historic building with a 13 storey complex which includes 215 hotel rooms, consisting of deluxe and standard room options. Also present across ground level is a walkway linking Flinders Street and Degraves Place; this will be the spine for a new retail arcade featuring 6 new leasable spaces and a restaurant fronting Flinders Street.

244-248 Flinders Street is hoping to drop into an area flush with hotel suites. Westin Melbourne, DoubleTree by Hilton, Rendezvous Hotel and Adelphi Hotel are all a short distance away, whilst Apartments.com.au last week noted <a href="/news/peppers-and-vibe-land-new-melbourne-addresses">Vibe Hotel as taking on branding rights for 1 Queen Street</a> nearby.

Originally, the Flinders Street site was home to a single storey shop built in the late 1800's. According to planning documents, "At the start of the 20th century a two storey building "Snows" menswear was built and was then significantly modified by Tattersalls in the late 1950's. The building has continued to undergo alterations internally and externally throughout the years, including major internal and facade works in the late 1990's."

How Melbourne City Council reacts to the proposed demolition of 244-248 Flinders Street in a sensitive strip of heritage buildings remains to be seen.

<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/image53_2.jpg" rel="gallery-all" title="The existing building. Image: Armsby Architects"><img alt="" class="image-article-full-width-580px" height="219" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image53_2.jpg?itok=k0KkYdii" title="The existing building. Image: Armsby Architects" width="580"></a>

<figcaption>The existing building. Image: Armsby Architects</figcaption></figure>Having no such heritage qualms is Zebra House at 303-305 Royal Parade, which will be University of Melbourne's (UoM) latest student accommodation project.

The well known Royal Parade commercial building will in time become another domicile for students, adding to the thousands of current student accommodation beds in development around the inner city. Breathe Architecture and Architectus will oversee the existing building's transformation into 332 student beds.

This will be achieved by repurposing the existing building, and adding a smaller 6 storey wing at the rear of the site.

UoM picked up the ageing building during 2014, reportedly for $25 million. Shortly thereafter UoM declared 303-305 Royal Parade to be an integral part of the institution's strategy of providing at least <a href="http://newsroom.melbourne.edu/news/student-accommodation-boosted-university-melbourne">2,000 new student beds by 2020</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/image40_6.jpg" rel="gallery-all" title="Zebra House. Planning image: Breathe ARchitecture"><img alt="" class="image-article-full-width-580px" height="460" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image40_6.jpg?itok=rTs-vN05" title="Zebra House. Planning image: Breathe ARchitecture" width="580"></a>

<figcaption>Zebra House. Planning image: Breathe Architecture</figcaption></figure>
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Three Melbourne projects indicative of the times

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The rampant growth in Melbourne's student housing sector will likely gain extra impetus, with international operator GSA Group lining up a second inner city development.

With their initial Melbourne foray reaching an important construction marker over the last week, GSA Australia will now look to develop a pre-approved site at 684-688 Elizabeth Street. City of Melbourne had previously granted approval for a 19 storey, SJB Architects-designed tower with 120 apartments in tow over the site which also fronts Berkeley Street.

At that stage LBP Group Holdings Pty Ltd was the nominated owner/developer, although along the way GSA Australia have snared the site and now plan a student accommodation tower with a nominal development cost of $40 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/image11_12.jpg" rel="gallery-all" title="DKO Architecture's new design as seen from Berkeley Street"><img alt="" class="image-article-full-width-580px" height="541" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image11_12.jpg?itok=xoB0hY-s" title="DKO Architecture's new design as seen from Berkeley Street" width="580"></a>

<figcaption>DKO Architecture's new design as seen from Berkeley Street</figcaption></figure>Having only re-entered the Australian market during 2016 via subsidiary GSA Australia, GSA Group at the timed flagged their intentions of securing <a href="https://www.gsa-gp.com/asia-pacific/australia/">25,000 beds under management by 2025</a>.

<a href="/new-apartments/205-223-pelham-street-carlton">205-223 Pelham Street</a> as the group's first Melbourne endeavour gained a tower crane last week, with the eventual result a DKO Architecture-designed building set behind a retained heritage facade.

684-688 Elizabeth Street is much the same in that DKO Architecture are once more at the design helm, with the tower for the most adhering to the approved design envelope of the previous scheme. This includes the redesigned tower maintaining a setback to the existing and historically sensitive Elizabeth Street frontage.

Expected behind is a tower that would absorb 327 beds set within 246 student rooms. A retail outlet and communal spaces span the tower ground floor footprint, with further communal spaces across levels 1 and 11 and within the basement.

<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_4122.jpg" rel="gallery-all" title="GSA Australia's Pelham Street project gathers construction momentum"><img alt="" class="image-article-full-width-580px" height="729" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_4122.jpg?itok=4iDX1GO_" title="GSA Australia's Pelham Street project gathers construction momentum" width="580"></a>

<figcaption>GSA Australia's Pelham Street project gathers construction momentum</figcaption></figure>684-688 Elizabeth Street effectively heads a conga line of upcoming student accommodation projects covering the northern reaches of Melbourne CBD through to the Haymarket Roundabout.

Waiting in the wings are projects such as <a href="/developments/north-melbourne-vic-3051">15-27 Wreckyn Street</a>, <a href="/developments/north-melbourne-vic-3051">1 Flemington Road</a>, <a href="/developments/north-melbourne-vic-3051">5-17 Flemington Road</a>, <a href="/developments/carlton-vic-3053">197-235 Bouverie Street</a>, <a href="/developments/carlton-vic-3053">557-591 Swanston Street</a> and <a href="/buildings/599-605-swanston-street-carlton">599-605 Swanston Street</a>. These projects along with GSA Australia's will add in excess of 3,000 student beds to the inner Melbourne student accommodation market.

Furthermore, construction is underway on some of the city's larger student-oriented projects. <a href="/new-apartments/iglu-229-franklin-street-melbourne">IGLU</a>, <a href="/buildings/scape-melbourne-393-swanston-street-melbourne">Scape Melbourne</a> and <a href="/developments/melbourne-vic-3000">42-50 La Trobe Street</a> will combine to add thousands of additional new beds for students.

Waiting in the wings is the new 97 Franklin Street with Scape recently adding the site to its development portfolio, while South Africa-based Redefine has approval for the repurposing of 16-32 Leicester Street from a multi-level car park into their first Australian student project.
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GSA Group go again; adds to the crush of student accommodation projects

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Prominent builder Hickory Group has added a third Melbourne project that will utilise the Hickory Building System (HBS). A proponent of prefabricated construction methods, Hickory Group's latest HBS-driven project will be Brisbane outfit Blue Sky Funds' 42-50 La Trobe Street.

In addition to residential projects La Trobe Tower and Collins House which have/will utilise HBS, 42-50 La Trobe Street is the first student accommodation project to do so. Hickory Group expect the build to become one of the world’s tallest student accommodation projects delivered via non-traditional construction methods.

Floor slabs, facades and Hickory’s Sync bathroom pod system will be manufactured offsite, and subsequently trucked to 42-50 La Trobe Street for final assembly.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image5_10.jpg" rel="gallery-all" title="42-50 La Trobe Street's modified heritage frontage. Image: Hickory"><img alt="" class="image-article-full-width-580px" height="530" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image5_10.jpg?itok=_MY7KyWg" title="42-50 La Trobe Street's modified heritage frontage. Image: Hickory" width="580"></a>

<figcaption>42-50 La Trobe Street's modified heritage frontage. Image: Hickory</figcaption></figure>First entering Apartments.com.au's project database during late 2015, 42-50 La Trobe Street has seen a number of design adaptations to this point, with architecture firm Hayball the design lead.

Chief of which is the facade retention of 50 La Trobe Street, which was to have been demolished along with its neighbour under initial plans. Dated 1862, 50 La Trobe Street's retained facade will now serve as an entry point to the student accommodation project, with a public through link to connect La Trobe Street and Bell Place.

Onsite demolition is freshly completed, meaning Hickory will soon take control of the site in order to deliver the 43 level tower, with a smaller 7 level building to the rear of the site; combined they will house 783 student beds.

In line with Apartments.com.au's <a href="/news/blue-skys-ambitious-student-accommodation-project-42-50-la-trobe-street">overview of the initial planning application</a>, the current build will also include a ground floor café, numerous communal spaces, terraces and collaborative learning spaces, in addition to the public access laneway.

<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_9474.jpg" rel="gallery-all" title="Hickory Building System's first Melbourne endeavour: La Trobe Tower"><img alt="" class="image-article-full-width-580px" height="386" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_9474.jpg?itok=0W-Ya0Jt" title="Hickory Building System's first Melbourne endeavour: La Trobe Tower" width="580"></a>

<figcaption>Hickory Building System's first Melbourne endeavour: La Trobe Tower</figcaption></figure>Key to the HBS construction method is the speed at which any given tower can be completed.

42-50 La Trobe Street with a gross floor area approaching 25,000sqm is slated to be delivered 8 months faster than traditional construction methods would allow, resulting in a 30% saving over conventional construction methods.

Similar to La Trobe Tower, 42-50 La Trobe Street will employ an electric crane to lift the modules into place outside of traditional work hours, minimising traffic disruption and site congestion. This will allow shotcreting during normal work hours, with the high-velocity concrete spray work essentially binding the modules together.

Between 42-50 La Trobe Street and Collins House (which will be a HBS structure above level 14), Hickory Group's innovative construction method has found its niche in the Melbourne construction landscape.
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Hickory Building System scores another major Melbourne skyscraper

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The period between local Council elections and year's end looks likely to throw up further key planning approvals, in light of four significant towers that are all but approved.

A Notice of Decision (NOD) has been issued for each of the projects during November, all but assuring they will gain final approval within weeks. Each planning application has been covered by Apartments.com.au over the course of the last year, with the quartet split between traditional residential apartment towers and student accommodation digs.

All in all, roughly 320 apartments and 1,000 student beds can be expected across the four projects.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image35_7.jpg" rel="gallery-all" title="Box Hill can expect two new entrants. Images: Savills and Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="283" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image35_7.jpg?itok=D3A9CLQt" title="Box Hill can expect two new entrants. Images: Savills and Elenberg Fraser" width="580"></a>

<figcaption>Box Hill can expect two new entrants. Images: Savills and Elenberg Fraser</figcaption></figure>Box Hill's apartment market will benefit from dual residential towers that have received a Notice of Decision.

9-11 Prospect Street is the tallest of the quartet, with Artisan Architects designing the 26 level apartment tower that will hold just shy of 200 apartments. Owner Box Hill Investments (Vic) Pty Ltd has recently listed the 1,475sqm development site with Savills, with the expectation that the plot, which is surrounded by some of the suburb's largest towers, will be snapped up quickly by an established developer.

Over Whitehorse Road, and Melstone Wellington Pty Ltd is also in luck with the entity's 16-22 Wellington Road site also receiving the tick from City of Whitehorse.

Designed by Elenberg Fraser, 16-22 Wellington Road entered planning as a 14 level apartment tower containing 133 dwellings.

Covering a 1,700sqm site, 16-22 Wellington Road continues to add to the area's appeal with developers. Wedged between Whitehorse Road and Box Hill Hospital, Wellington Road has been subject to increased construction activity of late, and will in time see the arrival of taller residential towers, including 16-22 Wellington Road, <a href="/new-apartments/5-9-wellington-road-box-hill">5-9 Wellington Road</a> and <a href="/buildings/whitehorse-trio-845-851-whitehorse-road-box-hill">845-851 Whitehorse Road</a> which shares a Wellington Road frontage.

<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/image28_6.jpg" rel="gallery-all" title="The inner city student accommodation additions. Images: Hayball"><img alt="" class="image-article-full-width-580px" height="371" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image28_6.jpg?itok=hjn-Ci3L" title="The inner city student accommodation additions. Images: Hayball" width="580"></a>

<figcaption>The inner city student accommodation additions. Images: Hayball</figcaption></figure>Carlton and North Melbourne will also receive a boost, with separate Hayball-designed student accommodation projects receiving a Notice of Decision in recent days.

Haymarket roundabout is the setting for 1 Flemington Road which at planning weighed in at 22 levels. The tower's distinctive wave facade will mask near on 400 student beds for Brisbane-based outfit Blue Sky Funds.

It along with <a href="/developments/melbourne-vic-3000">42-50 La Trobe Street</a> represents Blue Sky Funds' dual-pronged push into the Melbourne student accommodation sector. Incidentally 42-50 La Trobe Street bares a striking resemblance to the other student accommodation tower to has been given the nod, namely 599-605 Swanston Street, Carlton.

It at planning included 628 beds over 20 levels, for provider Urbanest. 599-605 Swanston Street joins a fellow Carlton and CBD outlet in representing Urbanest's Melbourne locations.

Both student accommodation applications were subject to changes post their initial submission, with final design renders yet to be made public.
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Four significant projects receive the NOD

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Australia is a popular destination for international students, particularly from Asia.
China and India together supply nearly 40 percent of international students, an increase of more than 13 percent and 15 percent respectively in 2015.
Total higher education enrolments grew by 2.7 percent over the same period. 
Growing demand is set against a general shortage of supply. The provision rate stands at 6 percent, which is low compared to mature markets such as the UK at 24 percent. In response, a number of universities have commenced on-campus procurement projects and private operators are rapidly expanding their pipeline. 
<a href="/images/2016/10/11/Outboundmarkets.jpg" target="_blank">Click to enlarge </a><img src="/images/2016/10/11/Outboundmarkets.jpg" alt="">
More than AU$2 billion of capital has been earmarked for development projects in student accommodation since the start of 2015. The top ten providers currently own a total of 20,136 beds and have a combined development pipeline of 15,469, representing an increase of approximately 75% on their existing stock. 
Scaling up on new delivery presents challenges. Competing land uses, particularly from a strong residential sector, have pushed up land values and made development for PBSH unviable in some markets, most notably Sydney. 
Federal and state governments have recognised the shortage as a limiting factor in the future development of the country’s higher education sector (already Australia’s third biggest export, after iron ore and coal), and a number of strategies to enable new development are in the pipeline. 
<a href="/images/2016/10/11/Chartmonthlycost.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/11/Chartmonthlycost.jpg" alt="">
As an emerging market for student accommodation, transactional activity is limited as completed assets are generally tightly held. Savills research indicates there were just two transactions of operational residences totalling nearly AU$90 million in 2015. 
In 2016, Infratil (HRL Morrison) secured a 30 year concession of ANV’s portfolio of 3,760 beds and UniLodge @ UNSW was transacted at a net initial yield of circa 5.6 percent. 
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Australia's student housing plays catchup to meet foreign students influx: Savills

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With little fanfare, six notable planning applications have been given the OK via City of Melbourne over recent weeks.

From mid July through to last week, one after the other are now free to proceed at the whim of the developer. And for three of the six a start to construction is precisely what is at the forefront of the developer's thinking.

The most recent approval is that of 269-271 Spring Street, otherwise known as the new home of Australian Unity. Approved last week, the brisk planning process which barely latest three months saw a mildly compromised design outcome for the tower, which is located above sensitive heritage buildings.

Early expectations had the tower operational by some point during 2018.

<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/1474011971626.jpg" rel="gallery-all" title="Spring Street will gain a new addition"><img alt="" class="image-article-full-width-580px" height="804" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1474011971626.jpg?itok=dykwJbFH" title="Spring Street will gain a new addition" width="580"></a>

<figcaption>Spring Street will gain a new addition</figcaption></figure>Also hitting the ground running is 205-223 Pelham Street, with demolition on the Carlton site almost complete. GSA Group will now push the student accommodation project through to immediate construction, after its approval during July.

The DKO Architecture designed building will carry 244 beds over 13 levels, with 152sqm of retail at street level. An early development cost for the project was a nominal $32.5 million.

Also subject to a recent construction tender, 5-17 Flemington Road was given the nod by City of Melbourne last month. Purchased by Singapore-based Centurion Corporation for $60 million during 2013, the current RMIT Village which provides student accommodation will be greatly expanded under the freshly agreed to permit.

Created by Hobart-based firms Architects Designhaus and Jones Moore Architecture, 147 additional beds will soon be added to the Flemington Road frontage.

<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/image2_5_0.jpg" rel="gallery-all" title="The first of Besgate Group's Melbourne projects to receive the green light"><img alt="" class="image-article-full-width-580px" height="335" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image2_5_0.jpg?itok=68TrmiDQ" title="The first of Besgate Group's Melbourne projects to receive the green light" width="580"></a>

<figcaption>The first of Besgate Group's Melbourne projects on Swanston Street</figcaption></figure>September has provided Besgate Group will good news; the first of the developer's three current Melbourne apartment projects is clear to proceed. Designed by Jackson Clements Borrows, 558-566 Swanston Street initially sought 179 apartments over 17 levels when it first entered planning during late 2015.

Besgate Group's remaining projects are with the State Government owing to their size; the duo are either side of 200 metres in height and yet to be approved.

Another residential project to find favour is 684-688 Elizabeth Street, with a planning permit granted during August. The SJB Architects-designed tower is now capable of adding 120 apartments to the growing stock along a stretch of Elizabeth Street directly north of the CBD.

Rounding out the six is Epworth HealthCare's freshly stamped plans for an overhaul and expansion of the Freemasons Hospital. With a nominal development cost of $55 million, the project first entered planning during December of last year.

A joint design between Silver Thomas Hanley and John Wardle Architects, the expansion revolves around a new facility dubbed the Grey Street Centre which will accommodate spaces for education/training, day procedure and theatre rooms and medical consulting suites. 

<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/image9_15.jpg" rel="gallery-all" title="Epworth East Melbourne's newly approved wing"><img alt="" class="image-article-full-width-580px" height="370" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image9_15.jpg?itok=coVFoa0M" title="Epworth East Melbourne's newly approved wing" width="580"></a>

<figcaption>Epworth East Melbourne's newly approved wing</figcaption></figure>
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City of Melbourne approves six major projects

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Student accommodation provider GSA are set to buy a 130 bed residence in Royal Parade, Melbourne, close to the University of Melbourne’s main Parkville campus.
Price is undisclosed. GSA purchased the building from Whitely College and will take ownership in 2017, int he meantime submitting plans to renovate the property.
GSA’s currently has a 346 bed development on development on Pelham Street, Carlton with completion and occupation set for 2018.
GSA are currently moving their Asia-Pacific headquarters from Hong Kong to Sydney. GSA's managing director of Asia Pacific, Simon Loveridge, will move from Hong Kong to Sydney as part of the relocation.
The Hong Kong office will continue as GSA’s Investment Management base in the region led by Victor Lor, head of investment management for Asia Pacific. 
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jonathanchancellor-7SQnKwU6yx

GSA to buy Parkville, Melbourne student residence

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The brisk rate of development immediately north of Melbourne's CBD has received another boost by way of a freshly submitted planning application for a sleek metal-clad tower fronting Haymarket roundabout.

City North as it's known is realising the aims of the 2012 City North Structure Plan, rapidly becoming a mid-rise extension of Melbourne's CBD. 1 Flemington Road now looks to become a more prominent member of this emerging skyline with plans submitted for a substantial student accommodation tower set over 22 levels.

1 Flemington Road also represents Brisbane-based Blue Sky Funds second dip into the Melbourne student accommodation sector, having gained approval last month for <a href="/developments/melbourne-vic-3000">42-50 La Trobe Street</a> which includes 783 beds over 43 levels.

<h2>1-3 Flemington Road 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/image83_1.jpg" rel="gallery-all" title="Elizabeth Street perspective. Planning image: Hayball"><img alt="" class="image-article-full-width-580px" height="410" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image83_1.jpg?itok=_KALco8q" title="Elizabeth Street perspective. Planning image: Hayball" width="580"></a>

<figcaption>Elizabeth Street perspective. Planning image: Hayball</figcaption></figure><ul>
<li>Current use: Turf Club Hotel</li>
	<li>Site area: 1,011sqm</li>
	<li>Proposed 22 level student accommodation tower at 68 metres</li>
	<li>453 student beds over 389 apartments: 325 x studio, 90 x 2bed, 38 x cluster</li>
	<li>595sqm of internal communal space</li>
	<li>418sqm of external open space</li>
	<li>47sqm cafe &amp; 133sqm retail space</li>
	<li>104 bicycle bays</li>
	<li>GFA: 13,599sqm</li>
	<li>Estimated project cost: $40 million</li>
</ul>
The Hayball-designed tower involves an exterior consisting of standard modular panels that undulate with a variance of up to 300mm, resulting in a wave-like pattern that is repeated every 7.2 meters horizontally. Each panel's exterior consists of a charcoal anodised brushed aluminium finish that maintains a reflectivity of between 15% to 20%.

<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/image86_0.jpg" rel="gallery-all" title="Facade perspectives. Planning image: Hayball"><img alt="" class="image-article-full-width-580px" height="314" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image86_0.jpg?itok=2r_Il_4A" title="Facade perspectives. Planning image: Hayball" width="580"></a>

<figcaption>Facade perspectives. Planning image: Hayball</figcaption></figure><blockquote>
The sinuous footprint and undulating form combine into a facade of modular darkened metallic panels, their reflectivity catching light, shadow and colour for subtle temporal animation.

Through their composition and faceting, the façade modules reflect back the forms of the immediate locality, while seasonal weather patterns and changing light conditions colour and animate the façade.
<cite>Application design response: Hayball</cite>
</blockquote>

1 Flemington Road adds to the surge of projects gravitating to the Haymarket roundabout. Dominated by the Victorian Comprehensive Cancer Centre, Haymarket roundabout in particular is shaping as a focal point with a handful of atypically designed towers emerging.

In the wider context City North is dominated by pending residential and student accommodation projects which could see new thousands of additional dwellings added in the short to medium term.

While accommodation generally rules the roost in City North, commercial and institutional projects also get a look in. Australian Nursing and Midwifery Federation’s new mixed-use 15,722sqm headquarters at 535 Elizabeth Street is under construction and is set for completion during September 2017.

<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/image88_3.jpg" rel="gallery-all" title="City North and a selection of current projects"><img alt="" class="image-article-full-width-580px" height="254" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image88_3.jpg?itok=MYfyOGjN" title="City North and a selection of current projects" width="580"></a>

<figcaption>City North and a selection of current projects</figcaption></figure><h2>1-3 Flemington Road development team</h2>

<ul>
<li>Developer: Blue Sky Private Real Estate Projects Pty Ltd</li>
	<li>Architect: Hayball</li>
	<li>Town planning: Tract Consultants</li>
	<li>Traffic engineer: TTM Consulting</li>
	<li>Waste management: Leigh Design</li>
	<li>Sustainability: LUCID</li>
	<li>Wind Engineer: VIPAC</li>
	<li>Aviation consultant: TGCS Thompson</li>
</ul>
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