One of the most significant beachfront projects ever proposed for the small suburb of Miami on the Gold Coast, has taken a major step forward.&nbsp;Monaco Property Group has secured approval for <a href="https://www.apartments.com.au/new-apartments/nalu-miami-122-marine-parade-qld-4220">NALU</a>, a $500 million development comprising just 45 ultra-luxury residences on the iconic former Nobby’s Outlook site.

Acquired by <a href="https://www.apartments.com.au/developers/monaco-property-group">Monaco Property Group</a> in 2024 for $70 million, the rare 7,238 sqm Marine Parade parcel boasts more than 80 metres of uninterrupted ocean frontage.

With approvals now secured, Monaco Property Group will move NALU into its delivery phase. The project has been designed by&nbsp;<a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, who collaborated with&nbsp;<a href="https://www.apartments.com.au/landscape-architect/ldg-landscape-architecture">LDG Landscape Architecture</a> and <a href="https://www.apartments.com.au/interior-designers/tom-mark-henry">Tom Mark Henry Interiors</a>&nbsp;to create the low-rise building, its landscaping, and interiors.

<img alt="NALU" data-entity-type="file" data-entity-uuid="3fdf578e-7cc4-4b17-bbc2-ba853522a5d8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/122_Marine_Parade_002.jpg?VersionId=zFhJWVzX0jmCO.5iIIxNELImHesTjWS4" />

Residences will range from 237 sqm layouts to beachfront homes exceeding 1,400 sqm.

At the heart of the project is a 2,200 sqm lifestyle precinct with a bathhouse, fitness centre and resort-style pool, elevated by a concierge service.

Jonathan Grasso, Co-Founder of Monaco Property Group, said the council approval marks an exciting milestone for NALU, which will launch in Q1 2026.

“The project will now progress toward construction, working alongside our world-class collaborators to bring NALU to life," Grasso said.

“Our vision is to create a legacy project for the Gold Coast, one that not only honours the history of the site but also elevates its future, setting a new standard for coastal living in Australia. NALU embodies the pinnacle of design and location and will stand as an enduring icon of prestige and liveability.”

<img alt="NALU" data-entity-type="file" data-entity-uuid="6ae8545b-87ca-4dea-90ed-ac273ec6515d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Image7.jpg?VersionId=Wnmie4bu3x2WQonnG4Pwmh39NdZVKeOV" />

Originally developed in the 1970s as Nobby’s Outlook and later refurbished in 2019 as Nalu, the property has long held a place in the local community’s coastal identity. The new vision will build on this legacy, creating luxury residences that capture ocean views while fostering a lifestyle defined by wellness, connection, and ease.&nbsp;

Beyond its residential offering, NALU will deliver significant economic benefits to the Gold Coast through job creation and opportunities for local suppliers and contractors. Construction is anticipated to commence in early 2026, with completion expected in Q3 2028.

Joel Robinson

Monaco Property Group approved for $500 million NALU apartments on Miami beach

The most elevated residential tower in Palm Beach, <a href="https://www.apartments.com.au/new-apartments/corallo-palm-beach-5-palm-beach-avenue-palm-beach-qld-4221">Corallo</a>, has officially launched this week, however only a handful of buyers will have an opportunity to buy in to the 17-storey project.

The $200 million mixed-use project includes ground floor dining and retail and is considered so valuable its developer, <a href="https://www.apartments.com.au/developers/changfa-group">Changfa Group</a>, will be staging its release of one-, two- and three-bedroom apartments and penthouses to the market.

[smartcode_project:default project_id=112194 project_image_fid=806]

<a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a> International, Director, David Higgins, said the development’s location just metres from the beach on the corner of Palm Beach Avenue and the Gold Coast Highway influenced the sculptural design by the acclaimed Plus Architecture studio.

“<a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a> locals understand the rare opportunity here at Corallo, particularly being the tallest building in the suburb and its proximity to the beach and local restaurants, and they’ve represented the bulk of pre-launch enquiries,” Higgins said.

“The orientation of the apartments captures views of the coastline from Surfers Paradise to Currumbin, and the diversity of floor plans and apartment types provide an exceptional level of choice.

“The first release includes just 59 one-, two and three-bedroom apartments and two half-floor penthouses, with flexible use designed to appeal to both owner-occupiers and investors."

&nbsp;

[smartcode_project:default project_id=112194 project_image_fid=799]

In addition to the ground floor amenity, residents will also have access to a private dedicated wellness level offering 734 sqm of resort-style amenities including a pool, cold plunge, wet deck, steam room, sauna, gym, day bed, fire pit, barbecue area, dining area and yoga/stretch deck.

The project is located within walking distance of Tallebudgera Creek, Burleigh Heads village, Currumbin Alley and Palm Beach Currumbin High School. The Gold Coast Airport is under 10 minutes away.

[smartcode_project:default project_id=112194 project_image_fid=814]

Higgins said Palm Beach remained a hotly contested suburb for home buyers, with prices doubling in the past five years.

“What makes Corallo so appealing to the local market is the diversity of apartment types and pricing, with one-bedroom apartments starting from $841,000 and two-bedroom apartments starting from $1.34 million,” he said.

“The ground floor retail and dining offering will further expand on Palm Beach’s village atmosphere and create a meeting place for locals, and those opportunities for connection are highly valued.”

&nbsp;

[smartcode_project:default project_id=112194 project_image_fid=807]

The on-site sales display, which includes a fully fitted kitchen, bathroom and bedroom, will be open until early works commence in Q1 2026. Each residence at Corallo will feature premium finishes including natural stone, artisanal brickwork, and warm copper accents.

Changfa Group has a two-decade history of delivering premium developments in Australia and internationally, having recently completed its collection of premium townhomes at Lyra, Hope Island, as well as apartment projects in Leichhardt, Carlingford, and Chatswood in New South Wales.

[smartcode_project_cta:default project_id=112194]

$200 million Corallo Palm Beach launches with limited apartment release

In a move that aligns with NSW's accelerated planning incentives for affordable housing, developer&nbsp;<a href="https://www.apartments.com.au/developers/the-one-collection">One Collection</a> has revised its Hills District apartment plans, and taken it to the NSW Government, to secure approval.

The developer, which is currently delivering Horizon Hurstville, is seeking to add 80 more apartments to its <a href="https://www.apartments.com.au/new-apartments/the-one-castle-hill-16-dawes-avenue-nsw-2154">Castle Hill development</a> near Castle Towers. They already have approval for 280 apartments across eight six-storey buildings.

<img alt="One Collection" data-entity-type="file" data-entity-uuid="b3c298ba-1cc5-4db7-9872-607c75f8ceca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-10-13%20at%2010.19.22%E2%80%AFAM.png?VersionId=wN9KpFIu5ENSGZLLsaZgXQHrXcwEO3Vd" />

Now on the desks of the NSW Department of Planning is 360 apartments, 48 of which will be dedicated to affordable housing.&nbsp;Affordable housing is to be “fully integrated within the building and visually indistinguishable,” according to the planning submission.

The 15,697 sqm block, an amalgamation of 16 sites, spans across Dawes Avenue, Hughes Avenue, and Camdan Crescent, sits 550m from Hills Showground Metro Station.&nbsp;

"The existing context is quickly changing from free-standing homes into residential flat buildings in line with the Hills Showground Precinct planning framework," Place Studio noted.

<img alt="Castle Hill" data-entity-type="file" data-entity-uuid="3ec24948-c185-48fa-af8b-ed25adf302bf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-10-13%20at%2010.19.04%E2%80%AFAM.png?VersionId=zNDX.IeRROX1RlDeYcS38xn8w_dqgU2t" />

They said the design was informed by the site's unique condition of having three street frontages and was developed to to respond sensitively to iots surrounding context.

"The design adopted a conventional perpendicular alignment to the primary street frontage. The massing of the development was carefully modulated to align with the evolving character of the neighbourhood. The design ensured that the scale was not excessive or out of context, but instead contributed to a cohesive urban form consistent with emerging developments in the area."

<img alt="Castle Hill" data-entity-type="file" data-entity-uuid="f83ffdaa-f960-469d-b6fe-abcece57c9ef" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-10-13%20at%2010.19.09%E2%80%AFAM.png?VersionId=4oKlCyfaKes7jLi1_EMoqa46w2h_YvDZ" />

The apartment mix will be 46 one-beds, 168 two-bed apartments, and 146 three-bedroom units, with 631 parking spaces proposed.

Along the street frontages, the building heights are four storeys with a 7.5 metre setback, and eight storeys with an 11.5 metre setback. It should cost about $150 million to build.

One Collection works hand-in-hand with the respected development and construction firm Masscon, which has built a reputation for leveraging its expertise in the built environment to take on developments others can't. That's what they're achieving at Horizon Hurstville, having taken over the project to deliver it.

First look: One Collection advances plans for Castle Hill apartments

At Yarra’s Edge, <a href="https://www.apartments.com.au/developers/mirvac">Mirvac</a>’s newest tower under construction, <a href="https://www.apartments.com.au/new-apartments/trielle-at-yarra-s-edge-docklands-16-point-park-crescent-docklands-vic-3008">Trielle</a>, sets a new benchmark for elevated living. Rising 45 storeys, 12.5 metres from the Yarra River, the landmark building offers residents access to a private wellness retreat and spa, a resident-only golf simulator, and an elegant lounge, dining and bar complete with a self-playing piano, all without ever having to leave home.

Now, that sense of elevation has reached new heights with the Aerus Sub-Penthouses, a limited release of half-floor riverfront residences on the Collins St axis where the sought-after street meets the Yarra River.

Each Aerus Sub-Penthouse, located across levels 42 and 43, represents the most expansive offering within Trielle, aside from the yet-to-be-revealed crowning penthouses. Spanning between 269 and 301 sqm, these residences are designed to capture natural light and uninterrupted views of the city skyline, Yarra River, and Port Phillip Bay.

[smartcode_project:default project_id=114216 project_image_fid=3784]

Among the collection are three-bedroom sub penthouses, complemented by a media room, and expansive four-bedroom layouts. All include panoramic living areas and oversized master suites with luxury ensuites reminiscent of a five-star hotel, complemented by dedicated dressing rooms finished in timber and natural stone.

The interiors have been crafted by <a href="https://www.apartments.com.au/architects/mirvac-design">Mirvac Design</a>, the developer’s award-winning in-house architecture and design team. Every material has been chosen for quality and longevity, from sculpted stone island benches with feature soft wash LED lighting to bespoke joinery and chevron timber oak flooring.

Kitchens are fitted with a BORA induction cooktop with integrated downdraft extractor, alongside Gaggenau appliances, including a fridge, freezer, and wine fridge. The adjoining butler’s pantry incorporates the exclusive Gaggenau Minimalistic Series including oven, steam oven, microwave, coffee machine and warming drawer, all concealed behind handleless glass panels for a clean, integrated presentation. Bathrooms feature custom Apaisar freestanding baths and basins and natural stone benchtops, continuing Mirvac’s design emphasis on tactile, timeless materials.&nbsp;

<img alt="Trielle at Yarra's Edge, Docklands" data-entity-type="file" data-entity-uuid="c00be724-b0f1-47c0-afed-54f829870704" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Aerus%20sub-penthouse.png?VersionId=Uktd61kpLSqNjwJeDFs7IaZ3xgLlDQmu" />

Michael Wiener, Design Director at Mirvac, says The Aerus Sub-Penthouse embodies the apex of Mirvac’s design ethos.

“Moving through your home is like walking on air - a private sanctuary where the craftsmanship is refined, the proportions generous, and the flow so effortless, you feel completely at ease in the sky,” Wiener says.

“In Aerus, we wanted to create a sense of weightlessness - a home that feels suspended in the skyline, full of light, grounded in luxury.”

[smartcode_project:default project_id=114216 project_image_fid=3777]

The Aerus Sub-Penthouses are expected to attract a mix of local and international buyers seeking a long-term residence of scale and quality in a riverfront setting, from returning expats to established families and business owners who value privacy, craftsmanship, and convenience within walking distance of the CBD.

With an unmatched suite of amenities, Trielle is the most extensively appointed development Mirvac has created to date at Yarra’s Edge. Within the tower will be The Oasis, a 900 sqm podium rooftop wellness retreat designed in collaboration with spa expert Naomi Gregory. Located seven storeys above the Yarra River promenade, it features a 25-metre lap pool, spa and sauna, hot magnesium spa, biophilic gym, yoga and Pilates studio, cold-pail contrast treatment, and day spa treatment rooms. Further amenities include a piano lounge, bookable dining room, cinema room, golf simulator studio, games room, teppanyaki bar, dog wash bay, and two flexible work hubs, The Biblioteca library and Mills Place office space, catering to residents’ evolving lifestyle needs.

Construction of the $350 million tower is underway through Mirvac’s in-house construction arm, with completion anticipated for mid-2027.

[smartcode_project_cta:default project_id=114216]

Sky-high sanctuaries: Mirvac unveils The Aerus sub-penthouses at Trielle

<a href="https://www.apartments.com.au/developers/jwland-development">JWLand</a>’s De Burgh, the final residential release within the Northbourne Village precinct in Lyneham, is nearing completion just as the Federal Government’s Home Guarantee Scheme prepares for its most significant expansion to date.&nbsp;

From October 2025, the scheme will allow first home buyers to enter the market with just a five per cent deposit and no lenders mortgage insurance (LMI), removing some of the most common barriers to ownership.

With <a href="https://www.apartments.com.au/new-apartments/de-burgh-at-northbourne-village-40-de-burgh-street-lyneham-act-2602">De Burgh</a> on track for residents to move in by late spring 2025, the timing creates a strong opportunity for first home buyers seeking brand-new apartments in Canberra’s sought-after Inner North.&nbsp;

[smartcode_project:default project_id=139989 project_image_fid=212888]

The project delivers 350 residences across two buildings, with layouts ranging from compact studios through to one, two, and three-bedroom apartments.

JWLand has tailored the development for long-term liveability, integrating natural light, privacy and outdoor space into each home. Ground-floor residences feature private courtyards, while upper levels benefit from generous balconies.

Kitchens are fitted with Fisher &amp; Paykel appliances, and all apartments include ducted reverse-cycle air conditioning with smartphone app control for lighting and climate.&nbsp;

Shared resident facilities include a rooftop garden, gym, lounge and parcel lockers, alongside landscaped green space within the precinct.

[smartcode_project:default project_id=139989 project_image_fid=267376]

For buyers, the expanded Home Guarantee Scheme removes income caps and introduces unlimited places, making it more accessible than ever. With most De Burgh apartments priced under $1 million, they fall well within the updated eligibility thresholds.

The policy changes provide first home buyers with greater certainty and a smoother path to finance. Combined with the quality and location of De Burgh, the expanded scheme is expected to draw a new wave of buyers to Canberra’s Inner North.

Residents will benefit from the project’s central setting, just 600 metres from the light rail and three kilometres from Canberra’s CBD. The precinct is bordered by the <a href="https://www.apartments.com.au/developments/lyneham-act-2602">Lyneham</a> wetlands and sits within easy reach of cafes, restaurants, schools and the ANU.

With completion scheduled for late 2025, De Burgh is set to be among the first major apartment projects to meet the expanded scheme head-on, offering first-time buyers a realistic pathway to ownership in one of Canberra’s most connected neighbourhoods.

[smartcode_project_cta:default project_id=139989]

JWLand’s De Burgh aligns with expanded Homebuyer Scheme, opening doors for first home buyers in Canberra’s Inner North

Tract Consultants

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Toorak Park is the outcome of a decade of development overtones for an expansive and formerly underutilised site abutting Toorak Station.

Few projects across Melbourne are larger in terms of site size, with developer Lendlease over recent months applying the finishing touches to 446 apartments and 18 townhouses across a host of buildings. What makes Toorak Park particularly impressive though is the extensive greenery and public permeability across its ground plane.

Often by necessity the vast majority of Melbourne's apartments buildings find themselves in a truly urban context; surrounded by other buildings they are small in footprint and often lack expressive, inclusive or even interesting public realm outcomes.

Toorak Park is at the opposite end of the scale; it is not an outwardly flashy development but when roughly 35% of the site's 2.5 hectares has been seeded to green areas or parkland, it becomes an excellent public outcome.

<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_8283.jpg" rel="gallery-all" title="A direct and publicly accessible link to Toorak Station"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_8283.jpg?itok=p4iYKuQw" title="A direct and publicly accessible link to Toorak Station" width="580"></a>

<figcaption>A direct and publicly accessible link to Toorak Station</figcaption></figure>The development team consists of Lendlease as developer/builder, Denton Corker Marshall as architect, Carr Design Group account for interiors and Tract Consultants who devised the project's landscaped areas.

Various buildings up to 12 levels dot the site, and generally present with the same architectural form and expression. Whilst they may not rank as among the most impressive buildings in Melbourne, the format and execution across the project's ground plane is deservedly worthy of praise and equal to any that Apartments.com.au has reported on in recent years.

The development is bound by Orrong Road, Toorak Railway Station, Osment Street, Toorak Park and Victory Square Reserve. Greenery, permeability, and wayfinding are all present, as is a new alternative route in accessing Toorak Station and Beatty Avenue via the heart of the 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/img_8289.jpg" rel="gallery-all" title="Toorak Park's built form outcome"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_8289.jpg?itok=lj6VXMkj" title="Toorak Park's built form outcome" width="580"></a>

<figcaption>Toorak Park's built form outcome</figcaption></figure>Toorak Park is a shining example of the accord that can be achieved when new development is inclusive of publicly accessible green spaces.

Wide, clear and well-signed paths, an immense number of plantings right across the development and the separation between vehicle access and pedestrian space are all on show; the latter is especially noticeable and makes for a quiet and safe experience when walking through the finished product.

The pre-existing pedestrian link from Orrong Road to Toorak Station which flanks the site's northern border is a prime example of what effective landscaping can do. The narrow passage formerly lined by cyclone fencing now enjoys stepped layers of greenery that provides a lit and safe pedestrian space, whilst also masking the necessary security and privacy measures for residents directly behind.

During the project's sales campaign Tract director and landscape architect Mike Stokes was quoted as saying "We create landscapes that grow old gracefully. We were mindful of the spaces between all the buildings, and responded to leafy surrounding suburbs, such as Toorak, Armadale, and Prahran."

Once the new plantings reach maturity and the overall development is 'worn in', it will be interesting to see just how gracefully the landscape around Toorak Park ages, given how impressive it is right now.

<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_8270.jpg" rel="gallery-all" title="Plantings are in contrast to what was cyclone fencing"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_8270.jpg?itok=FOdRPTYe" title="Plantings are in contrast to what was cyclone fencing" width="580"></a>

<figcaption>Plantings are in contrast to what was cyclone fencing</figcaption></figure>See below various images of Toorak Park taken during August.
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silvermb

Toorak Park delivers where it matters most

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St Vincent de Paul Society's VincentCare has proposed a major inner city development that will go some way to meeting the needs of <a href="/new-apartments/melbourne-vic">inner city Melbourne's</a> most disadvantaged individuals.

The care provider has proposed a large-scale redevelopment of 179-191 Flemington Road, located opposite Melbourne's hospitals precinct. Under the plan, VincentCare's rebuilt facility would lead to expanded crisis accommodation capacity and a relocation of its Community Centre to the Flemington Road portion of the development.

According to Tract Consultants, the co-located accommodation and service platform will be a Victorian first.

<h2>179-191 Flemington Road North Melbourne 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/image53_1.jpg" rel="gallery-all" title="Chapman Street perspective of the new development. Planning image: MGS Architects"><img alt="" class="image-article-full-width-580px" height="363" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image53_1.jpg?itok=MWBkL8on" title="Chapman Street perspective of the new development. Planning image: MGS Architects" width="580"></a>

<figcaption>Chapman Street perspective of the new development. Planning image: MGS Architects</figcaption></figure><ul>
<li>Application lodged June 2016</li>
	<li>Existing use: Ozanam House &amp; Bailly House over 2-3 levels</li>
	<li>Proposed: 11 level Homeless Resource Centre and Accommodation at 38.53 metres</li>
	<li>134 dwellings: 60 x 1BR short stay, 48 x 1BR medium stay and 26 x 1BR long stay apartments</li>
	<li>45 staff to service the Homeless Resource Centre and Accommodation building</li>
	<li>22 car parking spaces within a basement level</li>
	<li>Proposed: 20 townhouses to Chapman Street</li>
	<li>14 x 2BR and 6 x 3BR townhouses with 40 car spaces</li>
	<li>Expected project cost: $49.5 million</li>
</ul>
Tract Consultants and <a href="/architects/mgs-architects">MGS Architects</a> form the spearhead of the development team, and have sought feedback from a number of parties including the City of Melbourne and the Department of Health and Human Services.

The feedback has influenced the design of the intended development which has been labelled a project of State significance. According to the town planning report, City of Melbourne are "highly supportive of the development concept and the sophisticated proposition for an exciting typology / programme."

In light of the recent kerfuffle surrounding approved built form and flight paths being hindered, Air Ambulance expect no impact on the helicopter flight paths into or out of the Royal Children's Hospital.

<h2>Design basis</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/image54_4.jpg" rel="gallery-all" title="MGS Architects' previous award-winning projects"><img alt="" class="image-article-full-width-580px" height="210" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image54_4.jpg?itok=R1PIPl3x" title="MGS Architects' previous award-winning projects" width="580"></a>

<figcaption>MGS Architects' previous award-winning projects</figcaption></figure>Whilst the associated Urban Design Report goes into great detail about the various national and international projects which informed the design, certain MGS Architects traits are apparent within 179-191 Flemington Road's design.

Seen above are existing award-winning MGS Architects designs for Chapel Street Community Housing and the CBD's Drill Hall Community Hub and Housing projects. The use of varied colours (particularly green) and brick is apparent across all three designs, with the possible intent of breaking up the built form of each project.

Regardless, 179-191 Flemington Road's expected finishes include red and grey brick, precast panels, glazing, green and grey metal screens and timber cladding.

<h2>Covering the needs of the vulnerable</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/image55_5.jpg" rel="gallery-all" title="660 Elizabeth Street, Melbourne. Image: Montlaur"><img alt="" class="image-article-full-width-580px" height="363" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image55_5.jpg?itok=zuVCeySp" title="660 Elizabeth Street, Melbourne. Image: Montlaur" width="580"></a>

<figcaption>660 Elizabeth Street, Melbourne. Image: Montlaur</figcaption></figure><a href="http://www.dhs.vic.gov.au/ourhousingstories/history-of-public-housing">The history of Melbourne's evolving public housing</a> needs took a leap forward during 2010 with the completion of Common Ground at 660 Elizabeth Street. Victoria’s first supportive housing development included 131 affordable apartments in addition to " coordinated support for people who had experienced long-term homelessness or who were at risk of homelessness."

Purposely built for Melbourne's homeless, Common Ground was a partnership project between Yarra Community Housing, Home Ground and the Department of Human Services.

Whilst 179-191 Flemington Road is expected to be delivered under the guidance of VincentCare, it represents the next step in the process of catering toward the needs of Melbourne's most vulnerable.

<h2>179-191 Flemington Road North Melbourne development team</h2>

<ul>
<li>Developer: VincentCare </li>
	<li>Architect: MGS Architects</li>
	<li>Town Planner: Tract Consultants</li>
	<li>Heritage Consultant: Lovell Chen</li>
	<li>Traffic Engineer: Cardno  </li>
	<li>Waste Consultant: SALT</li>
	<li>Sustainability Consultant: Irwin</li>
	<li>Landscape Architect: Outlines </li>
</ul>
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VincentCare's Flemington Road project a boost for homeless housing

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Pragmatically themed and titled ‘Getting it Done’, Tract has put on its reading glasses to investigate what the <a href="https://www.budget.vic.gov.au/">Victorian Budget 2016/17</a> seeks to ‘get done’ for city building and regional development. 
Set against a discourse of job creation and infrastructure building, big spends include infrastructure investments in the Metropolitan rail network and the Western Distributor Tunnel while smaller but vital reforms include shifting the planning system into the 21st Century through 'e-planning'.   
As already widely reported, the budget predicts a surplus of $2.9 billion for the pending financial year. All things being equal, that surplus is forecast to reach $9.2 billion over the next four years. 
Key points for the planning and property industry include:

<ul>
<li>$25m to modernise Victoria’s planning system with a long awaited shift towards online and digital processes. Set in the context of some 57,000 submitted planning permit applications in the last financial year, work will begin on an online permit and planning scheme amendment system including electronic lodgement and full tracking for developers and the community. </li>
	<li>$2.9b for the Melbourne Metro Rail which, returning to its original route through Arden, Parkville, Melbourne Central, Flinders Street, and Domain, is to be fully funded by the Victorian Government.</li>
	<li>$1.46b for the Western Distributer Tunnel, a new tollway hailed as a ‘second crossing’ across the Maribyrnong River which would link the west into Citylink at Docklands and widen part of the Monash Freeway.</li>
	<li>A total of $1.3b for regional public transport including duplication of the Ballarat Line from Deer Park to Melton, 27 new V/Line trains, and an extra 170 off peak services.</li>
	<li>Strong investment in Geelong and region including $107m to build the Drysdale Bypass, $5.5m to plan for key projects to revitalise the centre of Geelong, investments into the Geelong Authority, and commencement of studies into providing public transport to Armstrong Creek, extending the Geelong Ring Road, and duplicating the rail line between South Geelong and Waurn Ponds.</li>
	<li>Major metropolitan rail upgrades including extending the Mernda line to South Morang, duplication of the Hurstbridge Line from Heidelberg to Rosanna, 28 new high capacity trains, city loop safety upgrades, and $10m for new bus services. </li>
	<li>Significant investments into road upgrades at Thompsons Road, Yan Yean Road, O’Herns Road, Hoddle Street, Bolton Street, and Plenty Road and road duplications in sections of Dohertys Road, Hallam Road, and Napier Street in Bendigo.</li>
	<li>$50m to build community facilities in growth areas including community centres, parks and playgrounds in addition to $22m to upgrade and improve libraries.</li>
	<li>$287m to begin planning for an additional 35 schools and to build or complete 23 new schools including Epping North, Officer, Manor Lakes, Richmond,  South Melbourne (2), Taylors Hill,  Tarneit, and Tarneit West.</li>
	<li>$9.3m to support cycling as a legitimate transport option, including $4.9m to continue the Melbourne Bike Share initiative and $1m for the Westgate Punt.</li>
	<li>$20m to a 'Regional Events' tourism fund and $38m to ‘Visit Victoria’ for major interstate campaigns.</li>
	<li>New ways to engage the community in land use planning, potentially modelled on the MPA’s <a href="http://www.shapevictoria.vic.gov.au/">www.shapevictoria.vic.gov.au</a>, with use of publically accessible 3D modelling to visualise the impact of a proposed project within its built form context.</li>
</ul>
The budget heralds a strong move towards public transport improvements, eradicating the infrastructure backlog in growth areas, and enhancing the appeal of regional Victoria as an alternative to Melbourne. 
Whilst the move to an online planning system is welcome, it places innovative Councils who have invested in their own systems in a difficult position as they now potentially face redundant systems when the State portal is introduced. It also raises the prospect of far greater resident involvement – for better or worse – in both Council and VCAT processes. The transparency and efficiency benefits for all participants should be quickly evident however.  
The key question arising from the budget will be its impact on international investment in the Victorian property market, a key driver of the planning and development industry in recent years. It remains to be seen whether the central city planning changes and proposed apartment design guidelines, together with increased land tax and stamp duty for foreign investors, will curtail foreign investment.

This piece was auhoed by Adam Terrill who is Senior Principal Town Planner for <a href="https://tract.com.au/">Tract Consultants</a>, and a Ben Daly, also a Town Planner for the Melbourne-based planning &amp; design practice.

Lead image source: ABC
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Adam Terrill

‘Getting it Done’ …with a surplus

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Emerging local developer <a href="/developers/hirsch-faigen">H &amp; F Property</a> is seeking a slice of <a href="/new-apartments/box-hill-vic-3128">Box Hill's</a> booming apartment market with a current planning application for a substantial residential building.

Submission of the planning application follows H &amp; F Property's earlier pursuit of rezoning for the relevant site which was initially tagged as Commercial 2. Now consistent with the Box Hill Activity Centre Transit City Structure Plan, H &amp; F Property are chasing approval for a 20 storey mixed-use building created by <a href="/architects/sjb-architects">SJB Architects</a>.

Abutting Box Hill RSL, the proposal is substantially taller than anything in the immediate vicinity.

<h2>
<a href="/buildings/central-park-box-hill-12-14-nelson-road-box-hill">12-14 Nelson Road, Box Hill</a>: 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/image12_5.jpg" rel="gallery-all" title="Planning application image: SJB Architects"><img alt="" class="image-article-full-width-580px" height="612" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image12_5.jpg?itok=HIeFttGA" title="Planning application image: SJB Architects" width="580"></a>

<figcaption>Planning application image: SJB Architects</figcaption></figure><ul>
<li>Submitted August 2015 with revisions dated January 2016</li>
	<li>Current site use: single storey warehouse building</li>
	<li>1,598sqm site area</li>
	<li>Proposed 20 level building at 64.5m (lower ground)</li>
	<li>148 apartments: 11 x 1BR, 29 x 1BR + Study, 108 x 2BR</li>
	<li>Retail tenancy: 143sqm</li>
	<li>Podium commercial tenancies total: 1,110sqm</li>
	<li>Basement and podium capacity for 180 vehicles</li>
	<li>91 bicycle spaces and 165 residential stores</li>
	<li>Communal facilities include roof deck, residents lounge, gym, BBQ / dining areas</li>
</ul>
<blockquote>
The proposed development is still relatively modest in scale for this rapidly evolving suburb. At ground level (and the three podium levels) retail and/or commercial tenancies fronting Nelson Road provide activation and an engaging interface. Residential apartments activate the ground and podium levels to Shipley Street.

There are no south-facing apartments – a significant aspect of this proposal. In addition, apartments have been arranged such that there are a number of opportunities to combine one and two bedroom apartments to provide generous three bedroom family residences.

Architecturally, the proposal seeks to create a contemporary building form and façade language. A series of framed elements blur the legibility of floor levels by combining multiple levels into a single architectural component. These 
components also have the effect of making the building composition feel lighter, distorting its mass, and altering the scale and rhythm of the building.

The framed elements also create a dynamic, cascading pattern across the façade, giving it a strong and distinguishable architectural character amongst the varied architectural forms within this energising precinct.
<cite>SJB Architects, January 2016 Architectural Design Response</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image14_6.jpg" rel="gallery-all" title="Planning application image depicting the rooftop area: Tract"><img alt="" class="image-article-full-width-580px" height="241" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image14_6.jpg?itok=aFP26Wvp" title="Planning application image depicting the rooftop area: Tract" width="580"></a>

<figcaption>Planning application image depicting the rooftop area: Tract</figcaption></figure>Integral to 12-14 Nelson Road's planning documents currently on display is the project's Urban Context Report prepared by SJB which gives an indicative development outcome for Box Hill through to 2030.

Although a concept, the image below does provide a glimpse of Box Hill's future with the current inundation of apartment buildings showing no sign of slowing. Of particular interest is the density emerging around Wellington Road with Spotlight Development Group's intended project joined by fellow projects 5-9 Wellington and 16-22 Wellington.

While the graphic provides great detail for current and expected built form north of Whitehorse Road, various development sites south of Whitehorse Road are not included. Factoring future large towers into the below graphic, an understanding of the massive proportions that Box Hill is headed toward can be gained.

<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/image13_7.jpg" rel="gallery-all" title="Urban Context Report image: SJB"><img alt="" class="image-article-full-width-580px" height="329" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image13_7.jpg?itok=tZAeqN2U" title="Urban Context Report image: SJB" width="580"></a>

<figcaption>Urban Context Report image: SJB</figcaption></figure>12-14 Nelson Road is the second entry for H &amp; F Property within the Apartments.com.au Project Database, following on from their current apartment development located in <a href="/new-apartments/glen-iris-vic-3146">Glen Iris</a>. At <a href="/buildings/grace-1555-malvern-road-glen-iris">1555-1559 Malvern Road, Grace Apartments</a> is a <a href="/architects/conrad-architects?%2C0">Conrad Architects</a>-designed building containing 43 apartments over four levels.

With the concrete structure complete, builder <a href="/builders/maxcon">Maxcon</a> is proceeding with internals on the development which has an expected completion date toward the end of 2016.

<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/projectimages.image1_.144.grace_01b.jpg" rel="gallery-all" title="Grace Glen Iris. Image source: Maxcon"><img alt="" class="image-article-full-width-580px" height="261" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/projectimages.image1_.144.grace_01b.jpg?itok=cqYuJinS" title="Grace Glen Iris. Image source: Maxcon" width="580"></a>

<figcaption>Grace Glen Iris. Image source: Maxcon</figcaption></figure><h2>12-14 Nelson Road development team</h2>

<ul>
<li>Developer: H &amp; F Property Group</li>
	<li>Architect and Urban Design: SJB Architects</li>
	<li>Town Planning: Pro Urban</li>
	<li>Landscape Consultant: Tract</li>
	<li>Traffic Engineer: MGA Consultants</li>
	<li>Waste Management: Lid Consultants</li>
	<li>ESD: ARK Resources</li>
</ul>
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H & F Property enter Box Hill with 12-14 Nelson Road

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It seems that nobody is happy about Fishermans Bend.

My first impression was that the design guidelines were quite good, but the public response has been scathing since the Strategic Framework Plan was released in late July. The usual old chestnuts of building height and transport provision dominate mainstream coverage of Australia’s biggest urban renewal project, just like they do whenever somebody tries to build above two storeys in suburbia. Occasionally a spectacular oversight breaks the monotony, in the worst way possible.

Still, the most interesting criticism I've heard so far is that this 'might be another Docklands'.

I suspect that the reason the response has been so generic and negative is that there isn't much to set Fishermans Bend apart in people's minds. Without anything distinct to latch on to, discussion naturally turns to standard worries about urban canyons and traffic jams.

This is a concern, because place identity matters. Rapid development without a clear identity is part of the reason Docklands sometimes still feels like a collection of towers, rather than a place.

I believe that the urban design standards advocated in the Strategic Framework Plan should give us a better built form than than in Docklands, if they're adhered to. But in terms of making Fishermans Bend unique and memorable, I think there's a big opportunity that is yet to be taken.

Instead of being remembered as Australia's biggest urban renewal project, Fishermans bend could become Australia's leafiest, lushest, and most sustainable suburb.

On an average year, 1.6 billion litres of rain will fall on Fishermans Bend. The drain at the end of every shower, and every tap, is a pretty steady source of water too. With 80,000 future residents taking showers each day, this greywater is a huge resource stream. It could be cleaned, and recycled, using natural systems of filtration through plants – while greening up the plants in buildings and open spaces.

Water Sensitive Urban Design isn’t a new idea, but this is a chance to do it at a vast scale, and reap accordingly vast benefits. Next time you're in Singapore, set aside a few hours to visit the Gardens by the Bay precinct to see how good this can look - if you can make your way through the crowds.

The greening driven by all this available water could be vertical, too. With good design, many of the new, tall buildings in Fishermans Bend could be covered in plants – like they’ve done at One Central Sydney, an apartment development blanketed in vertical gardens that not only looks fantastic, but also sold hundreds of apartments prior to construction. This aesthetic could be a nice counterpoint to the stark glass and steel of Docklands.

Rooftop greening doesn’t need to just be about beauty: it can also mean local production of food. Rooftop greenhouses, like they’ve got in Montreal and Brooklyn, operate at commercial scale and produce large quantities of food. These greenhouses could serve to cool and purify air for the residents of the buildings below them, too.

Going by current trends, the future 80,000 residents of Fishermans bend will produce around two tonnes of waste each, and around half of this will be organic. That’s 80,000 tonnes of organic waste, each year, going to landfill. Anything organic – whether it’s from the garbage bin or the toilet – can be used to produce natural gas (biogas). Biogas can be burnt in small, neighbourhood-scale gas systems to produce cheap heat and electricity (this is called ‘cogeneration’). Biogas use for cogeneration already happens in Denmark, and plans are in place for Sydney to go down the same path.

Even solar energy benefits from precinct-scale planning; locations best suited for large-scale solar generation (like they’ve got on the roof of the University of Queensland) could be identified, and height controls could ensure that these areas aren’t overshadowed. With 250 hectares to work with, the potential for panels is vast.

If we put all these ideas together, it becomes clear that, with the right combination of creativity and advanced technology, new suburbs can approach self-sufficiency, and in some cases become a source of resources instead of a sink. The devil is often in the detail with these things, but the potential is there – The thing is, planning for sustainability at the precinct scale requires serious government leadership; the current design guidelines for individual developments won't be enough.

Fortunately, tools to measure precinct-scale sustainability are already emerging globally, with the GBCA having recently released the ‘Green Star Communities’ tool, which takes the idea of star ratings beyond the usual focus of individual buildings. It also goes beyond environmental issues, with key parts of the tool focused on issues like liveability, governance, urban design and economic prosperity. It strikes me that these criteria could be helpful in guiding us away from the dire prediction of ‘another Docklands’.

It’s hard to create place from scratch, as the Docklands experience has shown, especially when it’s instantly compared to a CBD that’s over 150 years old. A true sense of place (or a ‘soul’ if you like) comes with age, but here at Fishermans Bend we have the opportunity to make a good start with memorable sustainability and aesthetic initiatives.

To its credit, the Strategic Framework Plan admits that it isn’t complete, and is clear there is plenty of scope for future review. With tower approvals already commencing in this area, I hope we see proactive, precinct-scale sustainability plans to seize the huge opportunities that the current plan isn't pursuing.

After all, the chance to develop a new suburb with a clear identity as Australia’s greenest, right in the heart of Melbourne, really is ‘once in a lifetime’ – as the pollies like to say.

Thami Croeser is a Town Planner at Tract Consultants and a Master of Urban Planning student at the University of Melbourne. Follow Thami on <a href="https://twitter.com/GibbonTake">Twitter</a>.

Lead image courtesy yarrariver.info.
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Tract TC

Fishermans Bend: how to avoid another Docklands

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Working at Tract Consultants near Bridge Road in Richmond gives me a front-row seat on the city's sad trend of high-street decline. Every day, I watch one of the city's key retail strips slowly lose tenants. Walking to get my lunch, I often pass three or four empty shops in a row - and the ones that are still open are having closing-down sales. My guess is that 30% of the shops are vacant.

This decline has been going on for a while, but yesterday I noticed a new sign of desperation: a number of shops on the street are displaying this poster in their windows.

<img alt="" height="429" src="/sites/urbanmelbourne.info/files/pictures/article-images/free-parking-sign-bridge-road.jpg" width="286">

This campaign felt misguided to me, but I couldn't quite put my finger on why.

That evening I walked past the new H&amp;M and UNIQLO - where there are still queues out the door on some nights. Next, I got home and unwrapped a parcel, containing a new pair of shoes I'd bought online, cheaply, from Asos in England.

It dawned on me - rather guiltily - that if our inner-urban shopping strips die, parking won't be the reason.

High-street retailers face two brutal competitors, in the form of big-box retail and online shopfronts. Both are vastly better at marketing, and have the advantage of advanced supply chains and economies of scale. This enables them to easily undercut small operators, even displacing the outlet stores of Bridge Road. They're simply more competitive - if you're only looking at prices.

The thing is, nobody dreams of living on a quaint little street with a friendly local lKEA, Zara and DFO. Large retailers, while cheap, are just as anonymous as eBay; they add no identity to the places they set up in, nor do their owners truly belong to the community in the way a small business owner does.

Small retailers are essential to the fine-grained, individual appeal of our Main Streets. These active, diverse frontages create the walkable, interesting environments that Australians from other cities marvel at. In short, small retail is an essential part of Melbourne's livability.

Despite this vital contribution to our city, the vacancies I see on Bridge Road suggest that we're collectively putting low prices first - or that at times we're content to act as 'free riders' by enjoying these beautiful streets while shopping in cheaper, less distinctive places. Maybe this is because we're subject to a constant economic narrative of 'belt-tightening'; maybe we just like having more stuff. Maybe shopping on the couch with iPad in hand is just easier.

Either way, the fact that residential development in these areas is moving at a crawl certainly isn't helping local retailers keep up. Sure, there are some apartment towers popping up behind the shops, buts this growth is too slow to offset the loss of regional customers. The local customer base isn't growing very fast, but the overheads - and competitors - are. Meanwhile, residential growth at the fringe (and in the CBD) continues apace, where regulations are more conducive.

I spoke to The University of Melbourne's Kim Dovey, Professor of Architecture and Urban Design, and he agrees that parking isn't the problem - but he isn't convinced that retail is in serious trouble.

<blockquote>
Bridge Road might be losing some retail space to online competitors, but high street retail will generally be fine. I'm hopeful that the less successful strips will become mixed spaces, with small-scale production workshops and studios filling the gaps between surviving stores.
<cite>Kim Dovey, Professor of Architecture and Urban Design, University of Melbourne</cite>
</blockquote>

I like the vision of Bridge Road as a place where things get made. Watching a 3D printer do its thing might be just as good as window shopping. I'm also hopeful that a rise in shop-top residential could effectively cross-subsidise street retailers, providing landlords with a new income stream and enabling them to ease off on retail rental rates, which are often blamed for high vacancy rates. Perhaps Bridge Road will simply shift from its regional factory outlet role into one focused on day-to­day local needs; this is working very well for Swan Street nearby.

Tract will be conducting a corporate forum on revitalizing Main Streets later this year, focusing on our doorstep - Bridge Road. Hosted from some vacant Bridge Road shops, our range of local and interstate experts will shed some light on why some streets thrive and why others dwindle.

From what I've seen, the successful Main Streets display authenticity, localism, and retail diversity. They need amenity from high quality streetscapes, an active trader association, and a growing residential catchment. Parking does matter, but it's only one factor among many and it doesn't solely explain the decline of Bridge Road. I look forward to a broader discussion later this year to bring out some really inspired ideas for the future of this iconic street.

Thami Croeser is an Assistant Town Planner at Tract Consultants and studies at the University of Melbourne. This article first appeared in Planning Institute of Australia, Victoria Division's "Planning News" June 2014 issue.
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Will free parking save Bridge Road?

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Lately, I’ve been spending a lot of time staring at blank brick walls.

Whenever I’m in Melbourne, I find myself doing this, and the question that always springs to mind is the same: “Why is nothing growing on these walls?”

In a city that’s generally quite efficient at filling empty spaces, the uncounted hectares of unutilised vertical space stay largely barren, year after year. This is despite an abundance of ways to cultivate vegetation vertically, and a broad evidence base on the many benefits of urban greening.

Recently, I did a bit of looking into the reasons for this lack of change, and the most straightforward answer I could find is that it isn’t directly profitable for anyone to green up these empty spaces. In fact, some green walls and facades can be quite expensive to establish and maintain. The same is true for green roofs, which can quickly perish if the wrong species and soils are used.

Despite the costs, the benefits of urban greening are substantial. Researchers have found that urban green roofs, walls and facades can reduce the urban heat island effect, reduce peak stormwater flows and improve air quality. Some studies suggest that urban greenery also reduces stress, increases property values, and even reduces patient recovery time in hospitals.

With such a suite of benefits, it’s worth asking how cities can encourage urban greening, since market forces alone aren’t doing the job at the moment. It may be that councils can get change happening by providing incentives – or even mandating greening. Around the world, governments are exploring options to green up urban spaces.

Melbourne is no exception. The IMAP (Inner Melbourne Action Plan) is an alliance of inner-city councils that recently completed a review of policy options for encouraging green roofs, walls and facades. The review identified quite a few options. One initiative that the review suggests is a reduced rates charge for buildings with green roofs, walls or facades. Other options to make greening more profitable might include fast-tracking of permit applications, waived planning fees or exemptions from some planning requirements. If set at the right level, these incentives have the potential to spark a wave of green developments on both new and existing buildings.

However, when I asked Dr Dominque Hes, a Senior Lecturer in Architecture at the University of Melbourne, whether an incentive like a rates discount would do the trick, she cautioned against silver bullets:

<blockquote>
A discount on rates or drainage fees could certainly get the ball rolling, but money isn’t the only challenge we face. Green infrastructure generally needs reliable irrigation and regular maintenance. It’s a novel concept to many building owners, and it can go wrong. When you’re talking about quite substantial capital outlays for unfamiliar building upgrades, the risk of failure can be offputting.
<cite>Dr Dominque Hes, Senior Lecturer in Architecture, University of Melbourne</cite>
</blockquote>

Fortunately, this sentiment is reflected by IMAP’s policy review. While financial incentives will help, councils have a role to play by setting good examples on public buildings, as the Victorian EPA has done with the green wall outside its offices on Victoria street. The review suggests that councils will also need to reduce unnecessary regulatory hurdles such as permit application requirements for small green infrastructure developments.

For some building owners, recognition might be as powerful an incentive as money. Rating schemes for building energy efficiency, like Green Star or NABERS, generally don’t give green roofs or walls much in the way of credit. This is despite the potential for greening to reduce cooling requirements in buildings. If having a green roof meant an easier path to a Green Star rating or a less demanding NABERS retrofit, some of the CBD’s blank walls might quickly go green.

Some cities have taken a different path. Cities including Toronto, Stuttgart and Copenhagen are opting for regulation on top of encouragement, in a bid to green up the city’s rooftops. For example, permit applications for most new buildings over 2000m2 in Toronto must have green roofs covering at least 20% of the total roof area.

Of course, any successful set of new policies to encourage greening must be accompanied by solid guidance on how to do this greening. Fortunately this guidance already exists; the IMAP’s Growing Green Guide gives a fairly thorough run-down on how to design, build and maintain green walls, roofs and facades.

With such an array of policy options, and an excellent information resource already in place, the ball is now in the court of policymakers. Watch closely in coming months as councils plan their next moves.

This article first appeared at <a href="http://tract.com.au/news/could-money-one-day-grow-on-rooftop-trees/">Tract Consultants</a>. For further information and additional articles, visit the <a href="http://tract.com.au/news/">Tract news portal</a>.
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