An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Urbis

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Epworth Eastern is seeking to add another tower to Box Hill's burgeoning skyline.

Whilst previous additions to Epworth's Box Hill location spanning back to 2003 have been sprawling low-rise builds, the health provider is in the midst of seeking approval for a 62m Silver Thomas Hanley-designed tower that would underpin its future operations onsite and cater for the immediate area's booming population.

<blockquote>
The expansion of the Hospital is required in order to meet the current and projected short term demand for health services, with the demand for these types of facilities only becoming more vital with a growing and ageing population.

The facilities and services that Epworth offer on the site are currently operating at maximum capacity. The proposed redevelopment of the Epworth Eastern site will deliver a hospital led development, with additional hospital beds, new operating theatres and recovery, and consulting suites.
<cite>Urbis: 25 Nelson Street Planning Report</cite>
</blockquote>

2 operating theatres, 60 overnight acute patient beds, 15 rehab beds and 20 consulting suites constitute the net gain from the proposed development. In order to facilitate works on the tower, existing flats at 25 Nelson Street would be demolished.

At the south-east corner of Epworth Eastern's Box Hill land holding, the new build would also include 3 basement levels for additional car parking facilities, with levels both below and above ground linked to other existing buildings on 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/image57_7.jpg" rel="gallery-all" title="25 Nelson Street within the existing Epworth Eastern context. Image: STH"><img alt="" class="image-article-full-width-580px" height="328" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image57_7.jpg?itok=F37aQUUW" title="25 Nelson Street within the existing Epworth Eastern context. Image: STH" width="580"></a>

<figcaption>25 Nelson Street within the existing Epworth Eastern context. Image: STH</figcaption></figure>The unveiling of Epworth Eastern's sizeable pursuit is key to supporting Box Hill's march toward becoming a tangible second CBD. Late last year former Planning Manager at the City of Whitehorse, now Meinhardt as Associate Director – Planning Paul McAleer wrote on <a href="/news/box-hill-to-become-melbournes-second-cbd">Box Hill's rise to prominence within the greater Melbourne context</a>.

As the population of Box Hill and surrounding suburbs mushrooms, the need for development to cater for an increasingly aged population has not gone unserved. Developments such as <a href="/new-apartments/box-hill-vic-3128">Tao Home</a> which caters specifically for seniors and Bluecross' 40 Dorking Road which includes 221 aged care beds are currently under construction.

Epworth Eastern's pending expansion joins Epworth Richmond and <a href="/news/freemasons-to-be-redeveloped-as-epworth-continues-to-develop">Freemasons East Melbourne</a> as ongoing developments falling under the Epworth banner. Most immediate is the Freemasons site within East Melbourne, where a new 10 storey Grey Street building is taking expressions of interests from medical specialists, with a view toward being completed by late 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/image58_5.jpg" rel="gallery-all" title="Freemasons Clarendon Campus is next in line for development. Image: Epworth"><img alt="" class="image-article-full-width-580px" height="362" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image58_5.jpg?itok=vhT8DccM" title="Freemasons Clarendon Campus is next in line for development. Image: Epworth" width="580"></a>

<figcaption>Freemasons Clarendon Campus is next in line for development. Image: Epworth</figcaption></figure>
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silvermb

Epworth Eastern rises to match Box Hill's booming population's needs

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The development team behind one of Melbourne's most recent commercial tower applications has had right of reply to City of Melbourne's varied concerns regarding their proposal located at 267-271 Spring Street.

Property fund manager and developer ISPT has Australian Unity pencilled in as the prospective project's tenant, with John Wardle Architects handed the task of creating the modern edifice above the current low-rise heritage buildings onsite. Post the project's submission during June of this year, City of Melbourne have raised concerns regarding a variety of aspects relating to the development.

Last week Urbis responded on behalf of the development team.

<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/image41_6.jpg" rel="gallery-all" title="The project's Little Lonsdale Street perspective. Planning image: Urbis"><img alt="" class="image-article-full-width-580px" height="373" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image41_6.jpg?itok=VRIBT64d" title="The project's Little Lonsdale Street perspective. Planning image: Urbis" width="580"></a>

<figcaption>The project's revised Little Lonsdale Street perspective. Planning image: Urbis</figcaption></figure>Many of City of Melbourne's concerns focus on the project's impact upon the heritage buildings in the immediate area, along with the appropriateness of the tower's form. The concerns in many ways mirror the stance taken by Melbourne Heritage Action, which considers the proposal to be <a href="https://melbourneheritage.org.au/2016/07/01/call-for-action-objection-to-facadism-of-elms-famil-hotel-and-demolition-of-surrounding-heritage/">demonstrative to the heritage precint's overall existing character</a>.

<blockquote>
Not only will the proposed office block involve the facadism of the 1925 Elms Family Hotel, it will dominate other heritage buildings on the site, like the 1913 Mission Hall, and the cottage on Casselden Place behind. It will also destroy some of the last remnants of the famous (infamous!) ‘Little Lon’ district, including the last section of Griffin Lane, and two small-scale 1920s red brick buildings that do not have individual heritage protection.

Melbourne Heritage Action believes that the precinct as a whole, from the Mission in Spring Street down to Oddfellows Hotel, is one that should obviously have been made a Heritage Precinct many years ago. This group of buildings not only creates an area and streetscape that hasn’t changed since the 1920s, but is the largest intact remnant of the notorious ‘Little Lon’ area.

<cite>Melbourne Heritage Action</cite>
</blockquote>

As of last week 38 objectors had taken their concerns to Council.

<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_6.jpg" rel="gallery-all" title="The tower's exterior. Planning image: John Wardle architects"><img alt="" class="image-article-full-width-580px" height="629" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image46_6.jpg?itok=DtA-1m6M" title="The tower's exterior. Planning image: John Wardle architects" width="580"></a>

<figcaption>The tower's exterior. Planning image: John Wardle architects</figcaption></figure><a href="http://www.melbourne.vic.gov.au/building-and-development/property-information/planning-building-registers/Pages/town-planning-permits-register-search-results.aspx?appid=257302">Urbis' response</a> acknowledges the concerns raised by the objectors, while also asking Council to consider the "balance of objectives sought by the planning scheme and the extended consultation process conducted between the proponent and Council." Further to this Urbis point out that 267-271 Spring Street with Australian Unity in tow would be a boost to the CBD's economic success, given very few permitted commercial developments have proceeded to construction within the CBD during recent years.

For the most, the development team's response justifies the design ethos and outcome of the originally submitted scheme. Essentially Urbis' response adds further weight to the development team's stance, rather than making wholesale changes to the tower's design.

Concerns regarding heritage issues, setbacks to Spring Street and Littler Lonsdale Street, the project's perceived community benefit (or lack of), overshadowing and overlooking have all been addressed by Urbis. Following consultation with Melbourne Heritage Action and other vested parties, the only discernible changes to the proposal have been to retain the internal rear and side walls of the Elms Hotel and a change to the podium treatments to Little Lonsdale by way of additional glazing.

Beyond the above machinations, 267-271 Spring Street's fate lies in the hands of City of Melbourne, with a final approval decision likely to be some months away.
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Key sticking points hammered out as ISPT seeks approval for its Spring Street tower

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Interdisciplinary consulting firm Urbis has released its latest figures on the state of Melbourne's apartment sector, providing both an overview of what transpired during the latter part of 2015, while also pointing toward prevailing trends for the remainder of 2016.

According to Urbis, Melbourne's off-the-plan apartment activity continued to gain momentum throughout 2015, despite a number of factors designed to bridle growth such as tightening lending criteria, overseas purchaser surcharges and changes to central city planning controls which have been discussed at length on Apartments.com.au during the last week.

Contained within the Urbis Melbourne 2015 Q4 Apartment Essentials report, figures show that the weighted average price of surveyed projects in inner Melbourne for Q4 2015 was $700,000, having ranged from $690,000 to $730,000 over the course of the 2015.

Project surveys over the year recorded apartments with prices ranging from $310,000 to $4,800,000, demonstrating the spread of product type and a diversified purchaser profile in the market.

<blockquote>
Even at a 6% premium, the higher prices recorded in the central precinct remain well below the $1 million average for new apartments in Inner Sydney, reinforcing Melbourne’s value proposition on the east coast.

The Urbis sales survey results serve as a reminder that there are a number of sub-markets operating in inner Melbourne, varied by location, target market and price. With a selection of luxury developments preparing for launch, prices could well extend beyond this range in 2016.
<cite>Mark Dawson, Director of Economics and Market Research, Urbis</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/image3urbis.jpg" rel="gallery-all" title="Urbis' Q4 2015 apartment price summary"><img alt="" class="image-article-full-width-580px" height="382" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image3urbis.jpg?itok=KzUHJFyr" title="Urbis' Q4 2015 apartment price summary" width="580"></a>

<figcaption>Urbis' Q4 2015 apartment price summary</figcaption></figure><h2>Central City Supply Impacted by Planning Controls</h2>

Urbis research shows that 10 apartment projects had sold out at the close of Q3 2015, with a near equal number of projects launching their sales campaign during Q4. These fresh launches totalled 2,000 new apartments that hit the market as developers looked to capitalise upon both the improved weather and holiday season.

In terms of planning and future supply, 2015 witnessed an abnormal spike in planning submissions, particularly in the days leading to June 30 as the Metropolitan Planning Levy was implemented on July 1.

<blockquote>
By the end of the year in Q4, while the bulk of future supply continued to be concentrated in the Central precinct, there were early signs that uncertainty stemming from the interim controls had already started to apply the brakes to future development in the central city.
<cite>Mark Dawson, Director of Economics and Market Research, Urbis</cite>
</blockquote>

<a href="/news/new-permanent-central-city-controls-headed-to-independent-planning-panel">Amendment C270</a>, which plans to restrict the scope of development on both CBD and Southbank sites, raises the prospect of further moderation to future apartment supply numbers in the Central Precinct.

Urbis are currently monitoring 11 new projects in inner Melbourne which they expect to launch during the first half of 2016, with the likelihood that 3,000 new apartments will be taken to market. Urbis have also indicated that a number of these projects will be included within their Q1 2016 report, thus providing a barometer of purchaser demand and development opportunity in what has become a very dynamic Melbourne apartment market.

<h2>Urbis Melbourne 2015 Q4 Apartment Essentials report snapshot:</h2>

<ul>
<li>The weighted average sales price of apartments in Melbourne is $699,705 in Q4 2015, having ranged from $690,000-$730,000 throughout 2015.</li>
	<li>Based on the surveyed data, the Inner North remains the most affordable precinct in Melbourne to buy a new apartment, with an average weighted sale price of $518,230. Inner North suburbs include Brunswick, Brunswick East, Princes Hill, Parkville, Carlton North, Fitzroy North, Clifton Hill, North Melbourne, Carlton, Fitzroy, Collingwood and Abbotsford.</li>
	<li>Based on the surveyed data, Central remains the highest priced precinct with an average weighted sale price of $742,830. Central suburbs include Melbourne CBD, Melbourne (St Kilda Road), Docklands, Southbank and South Wharf.</li>
	<li>The Inner West precinct has seen a weighted average sale price of $570,600, an increase of $54,350 compared to Q3 2015. Inner West suburbs include Flemington, Kensington and West Melbourne.</li>
	<li>The two-bed, two-bath product remained the most popular across all precincts, equating to 45 per cent of total sales.</li>
	<li>Referencing the map above Inner East suburbs include East Melbourne, Richmond, Cremorne, Burnley, Toorak, South Yarra, Prahran, Windsor and Armadale.</li>
	<li>Referencing the map above Inner South suburbs include Albert Park, Balaclava, Elwood, Middle Park, Port Melbourne, Ripponlea, South Melbourne, St Kilda, St Kilda East and St Kilda West.</li>
</ul>
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Urbis research shows apartments to remain a key driver of Melbourne’s growth

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Malaysian-based Mitraland Group has flagged its intention to enter the Melbourne apartment sector with plans currently on display with City of Stonnington for a 20 level residential tower within South Yarra's Forrest Hill Precinct. Lodged with council during December 2014, the Fender Katsalidis-designed tower is nominated to have an end value of approximately $50 million.

Long earmarked unsuccessfully for development and surrounded by larger forthcoming towers such as <a href="/buildings/661-chapel-street-661-chapel-street-south-yarra">661 Chapel Street</a> and LK Property's <a href="/buildings/capitol-grand-241-toorak-road-south-yarra">Capitol Grand</a>, Mitraland are no doubt hoping the current planning application will find a favourable outcome in due course.

<h2>649 Chapel Street 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/image7_3.jpg" rel="gallery-all" title="Artist's impression of 649 Chapel Street. Image courtesy FK Architects"><img alt="" class="image-article-full-width-580px" height="960" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image7_3.jpg?itok=uj6_M5oz" title="Artist's impression of 649 Chapel Street. Image courtesy FK Architects" width="580"></a>

<figcaption>Artist's impression of 649 Chapel Street. Image courtesy FK Architects</figcaption></figure><ul>
<li>Current use: two storey commercial/retail building over a roughly 500sqm site</li>
	<li>Proposed: 20 level residential development at 61 metres in height</li>
	<li>72 apartments: all with two bedrooms</li>
	<li>71sqm retail outlet at ground level</li>
	<li>44 car parking and 21 bicycle spaces located within three basement levels</li>
	<li>GFA: 8,794sqm</li>
	<li>​Communal rooftop space: dining/BBQ area and open-air roof garden</li>
</ul>
The site in question has been to VCAT in recent years, unsuccessfully, with the then proponent trying to gain approval for a 17 level residential building holding 82 apartments. Urbis state within the current planning application that any proposal put forward for the site:

<blockquote>
Must demonstrate design excellence that will result in an outstanding building for the precinct. It is also imperative that any new proposal responds positively to the previous VCAT determinations
<cite>Urbis, 649 Chapel Street Planning Submission</cite>
</blockquote>

Issues VCAT raised for the site during the previous proposal's hearing include that the northern facade be well articulated given the adjoining and substantially lower Quest apartment complex is unlikely to be redeveloped, and that there be a clear differentiation between podium and tower. The latter point was further articulated at the time where VCAT stated they don't necessarily consider a setback pivotal, rather that there be a visible difference in treatment between lower and upper levels.

Project architect Fender Katsalidis have employed metal fins over lower levels with a red ochre-like finish to provide contrast.

<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/image18_2.jpg" rel="gallery-all" title="A previously unsuccessful proposal for 649 Chapel Street"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image18_2.jpg?itok=lYyd-8N7" title="A previously unsuccessful proposal for 649 Chapel Street" width="580"></a>

<figcaption>The previously unsuccessful proposal for 649 Chapel Street</figcaption></figure>Generally the exterior is dominated by precast walls to the north and south with an embossed pattern and applied colour designed to break its bulk. The northern facade has a considerable light court running the height of the tower included within the floorplan, accounting for roughly 42sqm of a typical floor's area.

Separated by the light court and the abutting lift, habitable areas within the proposal are essentially split into east and west wings. A generic plan covers levels 5-18, where each wing consists of two apartments with four per floor the norm. While all the apartments carry two bedrooms, the average internal area per apartment is approximately 75sqm with 66sqm and 83sqm the extremities.

<blockquote>
Within its context, the proposed building contributes significantly through a well-designed and dynamic piece of architecture. Its form is sleek and slender, while being both sensitive and striking. A suited mix of glass and concrete fold into one another, and an otherwise continuous form is interjected by central voids and light courts that allow light to filter through the centre of the building.

The slender vertical tower element provides a distinct separation between podium and tower forms through varied materials and visible recesses.
<cite>Urbis, 649 Chapel Street Planning Submission</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/16ban_01.jpg" rel="gallery-all" title="16 Quartz as per the Mitraland website"><img alt="" class="image-article-full-width-580px" height="232" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/16ban_01.jpg?itok=YPfAoeFb" title="16 Quartz as per the Mitraland website" width="580"></a>

<figcaption>16 Quartz development as per the Mitraland website</figcaption></figure>Incorporated during February 2014, Mitraland Australia is the Australian affiliate of Petaling Jaya-based Mitraland Group. Formed during 1998, Mitraland Group has completed a host of medium and high-density residential projects predominantly in and around Kuala Lumpur.

Mitraland Australia is the latest Malaysian developer to enter the local market, following in the footsteps of well established players such as SP Setia and Mammoth Empire. Another Malaysian developer soon to make an impression upon Melbourne is PJ Development Holdings which holds a 20,000sqm land parcel at 93-119 Kavanagh Street, Southbank. Speculation is that a tower of up to 300 metres is in the offing for the site, in a development value at approximately $1 billion.

<h2>649 Chapel Street development team</h2>

<ul>
<li>Urban Context Report: Fender Katsalidis Architects</li>
	<li>Architectural plans: Fender Katsalidis Architects</li>
	<li>Planning: Urbis</li>
	<li>Sustainable Management Plan: Ark Resources</li>
	<li>Traffic Engineering: Cardno</li>
	<li>​Waste Management Plan: Leigh Design</li>
</ul>
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Malaysia's Mitraland looks to enter the Melbourne apartment market

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Constantin Brancusi's Bird in Space, Alvar Aalto's Savoy Vase and the iridescent nature of a bubble which captures the reflection and refraction of light waves via its surface. Not the first thoughts that come to mind for the average reader contemplating the design impetus behind <a href="/architects/plus-architecture">Plus Architecture's</a> scheme for <a href="/buildings/aspire-melbourne-301-king-st-melbourne">295-309 King Street, Melbourne</a>.

Nonetheless they have been listed as major influences upon what may become one of Melbourne's tallest apartment towers should it gain approval.

The proponent for 295-309 King Street is Farinia Pty Ltd and that entity is seeking permission to replace two low-rise office buildings within a western pocket of <a href="/new-apartments/melbourne-vic">Melbourne's CBD</a>, which is experiencing gargantuan levels of development at the moment. Town planning agency <a href="/developers/urbis">Urbis</a> state within their associated report:

<blockquote>
The 81-level proposal is appropriate to its changing and emerging urban context. Currently the west precinct of the City lacks significant architectural developments and this proposal will contribute to the emerging contemporary character of the area.
<cite>Urbis, planning permit application report</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/image77.jpg" rel="gallery-all" title="The above have been cited as design impetus. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="271" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image77.jpg?itok=zvjUGEN1" title="The above have been cited as design impetus. Image © Plus Architecture" width="580"></a>

<figcaption>The above have been cited as design impetus. Image © Plus Architecture</figcaption></figure><h2>295-309 King Street, Melbourne</h2>

<ul>
<li>Current 1,301sqm site use: dual low-rise commercial buildings</li>
	<li>Planning application submitted October 2014</li>
	<li>Proposed 83 level residential tower at 269.45 metres to LMR</li>
	<li>Total GFA: 58,984sqm</li>
	<li>603 apartments: 99*studio / 239*1BR / 238*2BR / 15*3BR / 12*Penthouses</li>
	<li>124 car spaces (stacker) / 290 bicycle spaces / 18 motorcycle spaces</li>
	<li>415 storage units</li>
	<li>Residential amenities and common areas provided at Levels 10 and 79</li>
</ul>
<h2>An iridescent facade</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/image75.jpg" rel="gallery-all" title="Facade section. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="296" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image75.jpg?itok=x1THnczZ" title="Facade section. Image © Plus Architecture" width="580"></a>

<figcaption>Facade section. Image © Plus Architecture</figcaption></figure>Dominating 295-309 King Street's exterior will be a curtain glaze of iridescent panels capable of capturing the light spectrum in a manner unlike any other Melbourne tower. The façade will change appearance depending upon factors such as weather conditions and the angle from which it is viewed.

<blockquote>
Plus Architecture’s design for the proposed building embodies elegance, flair and sophistication and adds a high quality signature element to the evolving northern and western residential fringe of Melbourne’s CBD. The unique built form has been inspired by the concept of a budding flower, and as a result, presents as a number of tapering curves revolving around a centre point.
<cite>Urbis, planning permit application report</cite>
</blockquote>

With its splayed shape and unique façade capable of creating its own distinct detail, Plus Architecture have strived to set 295-309 King Street apart from all other Melbourne buildings.

<h2>From the ground up</h2>

<ul>
<li>Basement: single basement level which would accommodate services, storage cages and bicycle parking</li>
	<li>Ground: three retail tenancies plus the residential lobby and building services</li>
	<li>Level 1-7: car parking, apartments to street frontages plus a community centre facing King Street</li>
	<li>Level 8: studio, two and three bedroom apartments plus 70 stores</li>
	<li>Level 9: plant services</li>
	<li>Level 10: pool, gym, library/lounge, yoga/pilates studio and 78 stores</li>
	<li>Level 11-50: apartments with a mixture of layouts</li>
	<li>Level 51: plant services</li>
	<li>Level 52-75: apartments with a mixture of layouts</li>
	<li>Level 76-78: penthouses, smallest at 151sqm</li>
	<li>Level 79: lounge, wine cellar, dining area, karaoke, gaming room</li>
	<li>Level 80-82: plant and damper</li>
</ul>
<h2>Jenga time</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/image76.jpg" rel="gallery-all" title="The Jenga-like podium envisaged from King Street. Image © Plus Architecture"><img alt="" class="image-article-full-width-580px" height="425" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image76.jpg?itok=NJQby1xb" title="The Jenga-like podium envisaged from King Street. Image © Plus Architecture" width="580"></a>

<figcaption>The Jenga like podium as envisaged from King Street. Image © Plus Architecture</figcaption></figure><blockquote>
The Podium has been designed to respond to the fine grain relationship with the King Street and Little Lonsdale Street wall. Historically, Melbourne has had a distinct connection with its use of bluestone in creating Rustica Façade designs.

The podium design for this development seeks to draw inspiration from the bluestone streetscape of King Street by reinterpreting this relationship in a contemporary way that responds to the human scale. Thus, the podium has been broken up into a Jenga like formation creating a dynamic façade that plays with scale and materiality, while also providing privacy for podium apartments.
<cite>Plus Architecture - Design response, town planning submission</cite>
</blockquote>

<h2>The feasibility of it all</h2>

As touched upon earlier 295-309 King Street is one of many towers lining up to replace the bevy of available development sites immediately surrounding the site in question, most of which are loosely located around the King and Lonsdale intersection. 250 Spencer Street's quartet of towers between 205 and 300 metres, the at sales <a href="/buildings/the-fifth-605-lonsdale-street-melbourne">605 Lonsdale Street</a> (165 metres) plus the under construction <a href="/buildings/manhattan-at-uws-33-rose-lane-melbourne">33 Rose Lane</a> (170 metres) and 612 Lonsdale Street (144 metres) attest to the popularity of this patch of Melbourne's CBD at the moment.

Perhaps understanding that most sites surrounding 295-309 King Street carry prime redevelopment potential, Plus Architecture have added development feasibility scenarios for the adjoining 311 King Street. As a result 295-309 King Street is built to the northern boundary to a height near on 40 metres, providing 311 King Street with a common boundary to build against, with a tower above podium to 70 metres possible in a likely scenario. Under this feasibility scenario tower to tower distance would be 9.5 metres.

<h2>295-309 King Street, Melbourne planning team</h2>

<ul>
<li>Developer/Proponent: Farinia Pty Ltd</li>
	<li>Planning Report: Urbis</li>
	<li>Architectural Plans and Urban Context Report: Plus Architecture</li>
	<li>Traffic Assessment: Cardno</li>
	<li>Waste Management Advice: Leigh Design</li>
	<li>Environmental Sustainable Design Statement: Cundall</li>
	<li>Wind Impact Assessment: MEL Consultants</li>
	<li>Acoustic Assessment: Renzo Tonin &amp; Associates</li>
	<li>Aviation Assessment: Thompson GCS</li>
</ul>
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