Jersey Apartments - 22 Jersey Parade, Carnegie

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Glen Eira's apartment construction scene is particularly healthy at present.

Failing any construction works on marquee projects such as Caulfield Village or Monash University, a 'mosquito fleet' of low-rise apartment projects are ably taking up the slack and keeping the crane count within Glen Eira at a heightened level. Across the Urban.com.au Project Database, 27 separate projects are listed as at construction, whilst additional smaller builds within the municipality further boost that number.

Of the projects tracked by Urban.com.au, the sum of apartments under construction currently stands at just beyond 900.

<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_1816.jpg" rel="gallery-all" title="Arrow Construct at M Carnegie"><img alt="" class="image-article-full-width-580px" height="361" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_1816.jpg?itok=KUNEIuFD" title="Arrow Construct at M Carnegie" width="580"></a>

<figcaption>Arrow Construct at M Carnegie</figcaption></figure>The typical apartment project consists of 3-4 levels, with the current crop at construction averaging out to approximately 40 apartments per development.

Bentleigh is currently a stronghold of construction works; 6 projects are under construction and all are a short distance from the freshly completed Bentleigh Station. Carnegie also punches hard with 8 projects heading skyward, although they spread across the suburb.

In light of the swing away from investment grade inner city apartments to the owner occupier middle ring suburban market, municipalities such as Glen Eira, Stonnington and Whitehorse have seen a boost in demand for apartment living. This is borne out by the healthy number of projects at construction; these projects are smaller, require less capital and in general create less risk for their respective developers.

Usually a heavy hitter in Melbourne's inner city market, SP Setia is very much representative of larger developers delving into middle suburbs. Their Carnegie project dubbed Maison sees 48 apartments at construction at the hand of builder Ironstone.

Not to be overlooked is Steller; the prolific developer of smaller projects consisting predominantly of 2 and 3 bedroom apartments always maintains a healthy presence within Glen Eira. Currently, Steller has 13 projects within Glen Eira on the Urban.com.au Project Database, with only a handful at construction.

<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_1793_0.jpg" rel="gallery-all" title="Steller are developing Vickery Apartments"><img alt="" class="image-article-full-width-580px" height="363" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/img_1793_0.jpg?itok=356tzksN" title="Steller are developing Vickery Apartments" width="580"></a>

<figcaption>Steller are developing Vickery Apartments</figcaption></figure>And Steller's mass of projects within the municipality yet to reach construction is symptomatic of the strong pipeline within Glen Eira.

Urban.com.au is tracking a further 27 projects within Glen Eira that are at registrations and sales. Carnegie and Murrumbeena look to be the suburbs to watch in terms of construction activity over the next period.

Larger projects too are set to join the fray, as evidenced by 1060 Carnegie and Woorayl Street which involves Pace Development Group as builder. Both projects at between 10-12 levels represent a step up in projects size within Carnegie.
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silvermb

Boom times for apartment construction in Glen Eira

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<h2>Comment</h2>

The mainstream media have been very quick to highlight community angst at the lack of consultation on the preferred design response to the level crossing removals in the Dandenong corridor. Indeed it is best highlighted with <a href="http://www.heraldsun.com.au/news/breaking-news/fight-with-locals-brews-over-vic-sky-rail/news-story/247b68bd0660a79943ba1a3d28abae4f">this report</a> that public servants were doorknocking just prior to the public announcement over the weekend.

The two newspapers and Channel 7 have both given a lot of column space and air time to the community pushback with the President of the No Sky Rail Group centred around Murrumbeena and Carnegie being quoted extensively.  The Herald Sun especially has provided a lot of <a href="http://www.heraldsun.com.au/news/victoria/sky-rail-protesters-vow-to-fight-victorian-governments-plans/news-story/487f10877a3963ac5333d1c6fa530120">exposure</a>.

<blockquote>
“It’s a visual blight on my property and I don’t want it. Nobody asked for my say — I have had no choice, I have had no voice in this whole consultation process.”

“I fear my property will be overshadowed, and for the privacy of my young children playing in the backyard and in the pool, and I hold grave concerns for the impact on my property value.”

<cite>Karlee Browning, No Sky Rail Group spokesperson, <a href="http://www.heraldsun.com.au/news/victoria/sky-rail-protesters-vow-to-fight-victorian-governments-plans/news-story/487f10877a3963ac5333d1c6fa530120">Herald Sun</a></cite>
</blockquote>

Ever present in all the media coverage, the shadow planning spokesperson and Leader of the Opposition have been swift in capitalising on the community angst claiming that certain design responses - rail under road / in a trench - were 'promised' by the current Government.  

Likewise the height of the proposed elevated rail guideways and now the height of the stations as depicted in the level crossing removal authority's graphics and animation are now being used.

<blockquote class="twitter-tweet" data-partner="tweetdeck">
Nine metre high rail and 20 metre high stations coming for the Frankston line courtesy of Daniel Andrews. <a href="https://twitter.com/hashtag/howtoruinthesandbelt?src=hash">#howtoruinthesandbelt</a>
— Matthew Guy MP (@MatthewGuyMP) <a href="https://www.propertyobserver.com.au/https://twitter.com/MatthewGuyMP/status/696872195612520448">February 9, 2016</a>
</blockquote>
<script async src="//platform.twitter.com/widgets.js" charset="utf-8"></script>The City of Glen Eira was the first local government area to have its reformed residential zones ticked off by the then Planning Minister and now Leader of the Opposition, Matthew Guy.  

It was Glen Eira's liberal use of the neighbourhood residential zone that locks out significant change in suburban areas which drew the ire of the planning profession and set off a debate where most recently the present Planning Minister Richard Wynne <a href="http://www.premier.vic.gov.au/residential-zones-state-of-play-reports-released/">announced a review</a> into lop-sided implementation of the new residential zones throughout the metro area.

<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/glen_eira_carnegie_murrumbeena_zones.png" rel="gallery-all" title="Zone map from Glen Eira planning scheme - planningschemes.dpcd.vic.gov.au"><img alt="" class="image-article-full-width-580px" height="378" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/glen_eira_carnegie_murrumbeena_zones.png?itok=Fkq-3jYh" title="Zone map from Glen Eira planning scheme - planningschemes.dpcd.vic.gov.au" width="580"></a>

<figcaption>Zone map from Glen Eira planning scheme - <a href="http://planningschemes.dpcd.vic.gov.au/__data/assets/pdf_file/0005/179591/gleneira02zn.pdf">planningschemes.dpcd.vic.gov.au</a></figcaption></figure>Carnegie was one area of Glen Eira that has some application of the Residential Growth Zone - the zone which broadly allows for residential development up to 4 levels and in Glen Eira's case, <a href="http://planningschemes.dpcd.vic.gov.au/schemes/gleneira/ordinance/32_07s01_glen.pdf">RGZ1 outlines</a> a maximum building height of 13.5 metres.

If the success of the residential growth zone is measured purely by the number of applications that have been lodged in an area where the new zone applies then Carnegie is the poster child.

<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/carnegie_rgz.png" rel="gallery-all" title="Screen capture over Carnegie from the Urban.com.au Project Database map"><img alt="" class="image-article-full-width-580px" height="440" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/carnegie_rgz.png?itok=BI71uBa8" title="Screen capture over Carnegie from the Urban.com.au Project Database map" width="580"></a>

<figcaption>Screen capture over Carnegie from the Urban.com.au <a href="https://www.urban.com.au/developments">Project Database map</a></figcaption></figure><h2>Reality Check Time</h2>

Carnegie won't be a <a href="http://www.theage.com.au/comment/the-age-editorial/is-elevated-rail-really-the-right-way-to-go-20160208-gmoj0i">"mostly flat"</a> suburb for long - it even had multi-level higher-density development before the new residential zones were applied (at the end of <a href="https://goo.gl/maps/FAfmdvyjBn12">this street</a>).  The new residential zones are driving investment into this pocket of Melbourne and buildings of a similar height or even higher than the proposed Carnegie Station have either been constructed or have been lodged with Glen Eira council - they are attached to this article below.  

One project on Dandenong road just north of the station precinct has 10-11 levels and is currently <a href="http://www.princesdomain.com/">taking registrations</a>.

Based on current planning activity and the potential new residents flowing into places like Carnegie, I think the State Government was right to go with an elevated design response and focus on turning the land occupied by rail track into new public space.  

The stretch of rail corridor between Grange Road and Murrumbeena Station is the most narrow part of the Dandenong corridor and legitimate questions on how this corridor will be expanded to four tracks are being asked - and they need to be answered so a backlash like the current one in Carnegie-Murrumbeena does not flare up once again.  

Just west of Carnegie station the distance between fences across the rail corridor measures a very narrow 20-21 metres - the absolutely bare minimum needed for a four track railway.  In contrast further down the line near Clayton the corridor measures 40 metres.

The State Government seems content on squeezing more capacity out of two tracks by extending platforms and running trains more frequently for the time being and this, on the face of it, is quite sensible.

However when you take into account the Plan Melbourne projections for the southern sub-region - an extra 400,000-500,000 extra people living from Police Road right out to the fringe - and the need to provide a decent VLine service to the La Trobe Valley, not to mention continue to use the rail line for freight, extra track will eventually be needed.  

Perhaps the biggest stuff-up with this announcement has been the lack of foresight with regards to eventual expansion and the State Government should do the right thing now and work out which properties will need to be compulsorily acquired between Caulfield and Dandenong to make this happen.  

It would be far more prudent to put the community which resides next to the rail corridor out of its misery and acquire now at current market rates before the prices go up even further as developers jostle for sites contained within the residential growth zones.  
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Alastair Taylor

Was the Dandenong corridor's fate sealed with the new residential zone rollout?

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While industry temporarily shut down during the Christmas/New Year period (and us taking a break from publishing articles), this did not stop the project database from growing in size. While you were on holiday, 33 new projects were added.

In what was broadly representative of the development scene in Melbourne during 2015, low-rise and mid-rise buildings (anything up to 12 levels) outnumber the number of high-rise proposals by a factor of eight.

An aged care facility located 220 Middleborough Road in Blackburn South and a hotel - Crest on Barkly in St Kilda - are the only two non-residential buildings in the list.

The 31 residential or mixed-use projects have in total 3,836 proposed dwellings with the most units proposed in R&amp;F Property's 124-188 Ballarat Road project in Footscray (1,400). 15 Breese Street in Brunswick has the smallest number of proposed dwellings (11).

The march north continues, with City of Moreland the most represented local government area with eight different projects. City of Melbourne has five new projects and Whitehorse has four new proposals rounding out the top three.

All new additions to the database are listed below for easy reference.
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Boom times for apartment construction in Glen Eira

Was the Dandenong corridor's fate sealed with the new residential zone rollout?

Project database summary of new additions: late December/early January

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