Madison Grand - 334 City Road, Southbank

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<p>Melbourne's Southbank represents nearly 30 years of development which has transformed industrial land on the banks of the Yarra River into a thriving suburb and this shows no signs of abating anytime soon.</p>

<p>The next five years will see an even more dramatic transformation as Southbank not only reaches for the sky but sets its focus to the street and improving the quality of the pedestrian environment.</p>

<p>Significant developments such as some of Australia's tallest buildings in Australia 108 (319m) One Queensbridge Street and (323m) Southbank by Beulah (360m) will join Eureka Tower (297m) in producing a dramatic cluster of buildings.</p>

<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/southbank_dev_overview_talls_aug18.jpg" rel="gallery-all" title="Southbank's tallest towers. L-R: Australia108, One Queensbridge, Southbank by Beulah"><img alt="" class="image-article-full-width-580px" height="309" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/southbank_dev_overview_talls_aug18.jpg?itok=BzZL6A5h" title="Southbank's tallest towers. L-R: Australia108, One Queensbridge, Southbank by Beulah" width="580"></a>

<figcaption>Southbank's tallest towers. L-R: Australia108, One Queensbridge, Southbank by Beulah</figcaption></figure><p>Tower's aside Southbank is also seeing increased investment in the public realm both from the private sector, and local and state governments.</p>

<p>As part of stage 1 of its Melbourne Square development, OSK Property will deliver a new 3,700 sqm sloping public park which will occupy more than 20 per cent of overall site. Upon completion Melbourne Square will comprise six towers including an office and hotel, Southbank's first full line supermarket, and childcare and health services.</p>

<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/osk_property_melbourne_square_aerial_park_2_0.jpg" rel="gallery-all" title="Melbourne Square's sloping park. Image: OSK Property"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/osk_property_melbourne_square_aerial_park_2_0.jpg?itok=icEgt-Oh" title="Melbourne Square's sloping park. Image: OSK Property" width="580"></a>

<figcaption>Melbourne Square's sloping park. Image: OSK Property</figcaption></figure><p>The State Government's continued investment in the Southbank Arts Precinct will see $208 million committed towards the planning of stage 1 of a project that would see the development of NGV Contemporary on the former Carlton &amp; United Breweries headquarters site which the government purchased earlier this year.</p>

<p>A currently vacant site which hosts the Testing Ground pop-up at 1 City Road, will also become the home of a new hub for the precinct. </p>

<p>The hub will house the Australia Performing Arts Gallery, an expanded Australian Music Vault, administrative, education and research facilities, and a new centre for small-to-medium and independent arts organisations.</p>

<p>18,000 square metres of new and expanded open space will be added to Southbank via an elevated park at the Southbank Boulevard end linking Princes Bridge down through the precinct to a new linear park on Southbank Boulevard.</p>

<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/arm_shot_01_v11sm_0.jpg" rel="gallery-all" title="Southbank Arts Precinct transformation. Image: Urban Circus via ARM"><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/arm_shot_01_v11sm_0.jpg?itok=EXPS1zlM" title="Southbank Arts Precinct transformation. Image: Urban Circus via ARM" width="580"></a>

<figcaption>Southbank Arts Precinct transformation. Image: Urban Circus via ARM</figcaption></figure><p>Other projects such as the City of Melbourne's Southbank Boulevard and Dodd Street transformation, coupled with the City Road Master Plan will add to the suburb's open space network which is currently lacking.</p>

<p>The Southbank Boulevard transformation project which will be undertaken in stages will create 2.5 hectares of new public open space on Southbank Boulevard and Dodds Street, with the first stage expected to take 18-months to complete.</p>

<p>Upon completion the project will provide Southbank, which is Melbourne’s most densely populated suburb with much needed public open space.</p>

<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/southbank_boulevard_and_dodds_street.jpg" rel="gallery-all" title="Southbank Boulevard and Dodds Street will add much needed open space. Image: City of Melbourne"><img alt="" class="image-article-full-width-580px" height="363" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/southbank_boulevard_and_dodds_street.jpg?itok=pp1gXPgv" title="Southbank Boulevard and Dodds Street will add much needed open space. Image: City of Melbourne" width="580"></a>

<figcaption>Southbank Boulevard and Dodds Street will add much needed open space. Image: City of Melbourne</figcaption></figure><p>A number of developments within the Fishermans Bend Urban Renewal Area are expanding the Southbank skyline westwards however, these projects will ultimately form the Montague Precinct in the future.</p>

<h2><u><strong>Planning Assessment</strong></u></h2>

<p>An overview of projects currently under planning assessment within Southbank:</p>

<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/southbank_dev_overview_planning.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="328" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/southbank_dev_overview_planning.png?itok=OUfoQ0Yb" width="580"></a>

<figcaption> </figcaption></figure><h2><u><strong>Approved </strong></u></h2>

<p>An overview of approved developments within Southbank:</p>

<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/southbank_dev_overview_approved.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="301" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/southbank_dev_overview_approved.png?itok=q7uQpII4" width="580"></a>

<figcaption> </figcaption></figure><h2><u><strong>Sales &amp; Registration</strong></u></h2>

<p>An overview of Southbank developments currently at Sales &amp; Registration:</p>

<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/southbank_dev_overview_sales_and_registration.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="329" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/southbank_dev_overview_sales_and_registration.png?itok=AnFGi4-h" width="580"></a>

<figcaption> </figcaption></figure><h2><u><strong>Under Construction</strong></u></h2>

<p>An overview of developments currently under construction within Southbank:</p>

<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/southbank_dev_overview_construction.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="329" src="/sites/urban.melbourne/files//styles/article_full_width_580px/public/pictures/article-images/southbank_dev_overview_construction.png?itok=Qf0vHS5Q" width="580"></a>

<figcaption> </figcaption></figure>
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Laurence Dragomir

Southbank Development Overview August 2018

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<p>Haig Street continues to prove popular with developers, with the latest application in the area seeking permission for a substantial residential tower against the West Gate Freeway. Sunvale Development is behind the proposal which would see a 170 metre structure replace what is for the most an open air car park.</p>

<p>Perhaps in a sign that Sunvale Development intends to proceed with the project should planning approval be gained, construction firm Built has been nominated within the planning documents as an early project team member.</p>

<h2>65-71 Haig Street, Southbank 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/image119.jpg" rel="gallery-all" title="65-71 Haig Street, Southbank. Image © Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="883" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image119.jpg?itok=fSYPkGAH" title="65-71 Haig Street, Southbank. Image © Fender Katsalidis" width="580"></a>

<figcaption>65-71 Haig Street, Southbank. Image © Fender Katsalidis</figcaption></figure><ul>
<li>Lodged October 2014, updated February 2015</li>
	<li>Current site use: double storey commercial building and vacant at grade car park</li>
	<li>Proposed 55 storey tower @ 169.2m</li>
	<li>361 apartments: 134*1BR, 227*2BR</li>
	<li>376sqm resident common area atop the podium</li>
	<li>118sqm retail space fronting Haig Street</li>
	<li>93 car park allocation via stackers plus 268 bicycle spaces</li>
	<li>GFA: 32,262.7sqm</li>
</ul>
<h2>On the design</h2>

<blockquote>
<p>The design of the proposed development has evolved through an iterative process and responds to the opportunities and constrains identified through investigation of site, urban context and planning context. The development supports and shares the objectives identified in the Southbank Structure Plan 2010 in shaping the suburb with attractive, connected and livable places.</p>

<p>The tower form has been sculpted to appear as a slender form - in particular when viewed from along the West Gate Freeway. The proposed tower height is set at 169.2 metres which is comparable to the heights of neighbouring proposed and approved buildings.</p>
<cite>Fender Katsalidis - Urban Context Report</cite>
</blockquote>

<h2>Apartment breakdown</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/image123.jpg" rel="gallery-all" title="Saddle back apartment layouts. Image © Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="290" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image123.jpg?itok=fl1pH3t_" title="Saddle back apartment layouts. Image © Fender Katsalidis" width="580"></a>

<figcaption>Saddle back apartment layouts. Image © Fender Katsalidis</figcaption></figure><p>Split between one and two bedroom apartment options, 65-71 Haig Street's living areas begin within the podium where they provide an active frontage to Haig Street. Beyond the podium a mostly generic floor plan is employed which sees a typical floor carry 5 two bedroom and 2 one bedroom apartments, with balconies designed into a solitary two bedroom dwelling.</p>

<p>According to planning documents the 134 single bedroom apartments sum to 6,334.4sqm which equates to an average area of 47.3sqm per apartment. With a total of 14,917.6sqm between all dual bedroom dwellings, the average sees 65.7sqm allocated to each dual bedroom apartment within the proposal.</p>

<h2>Up against it</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/image122.jpg" rel="gallery-all" title="65-71 Haig Street and surrounding developments. Image © Fender Katsalidis"><img alt="" class="image-article-full-width-580px" height="290" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image122.jpg?itok=6zMoFvo6" title="65-71 Haig Street and surrounding developments. Image © Fender Katsalidis" width="580"></a>

<figcaption>65-71 Haig Street and surrounding developments. Image © Fender Katsalidis</figcaption></figure><p>65-71 Haig Street is not alone in seeking a piece of the Southbank apartment sector with three projects in the immediate vicinity also yet to be realised. <a href="https://www.urban.com.au/news/334-344-city-road-revised-in-order-to-address-planning-concerns">334-344 City Road </a>at 190 metres is the tallest proposal in the Haig Street pocket and also fronts the West Gate Freeway, while <a href="/news/57-haig-street-seeks-extra-height">57 Haig Street</a> is also at planning. A forthcoming Meydan Group project, 57 Haig Street has been resubmitted in order to increase in height to 155 metres.</p>

<p>Yet to be seen is 61-63 Haig Street which in the Fender Katsalidis Urban Context Report is listed as approved. <a href="http://www.smh.com.au/business/property/southbank-site-sold-for-75m-20140624-3ar6q">Reportedly</a> bought by Melbourne-based Blue Earth Group during 2014, the only imagery for the 865sqm site looks to be <a href="http://chtarchitects.com.au/projects-3/multiresidential/haig-street-southbank/">CHT's proposal</a> for a Haig Street residential tower, although this is not a firm indicator of the project. Regardless a distance of 10 metres is shown to separate 61-63 Haig Street 65-71 Haig Street's apartments.</p>

<h2>Comment</h2>

<p>65-71 Haig Street conjures parallels to New York's United Nations Headquarters by way of sheer precast elements running the height of the tower. Some will consider this strong design while others will think it altogether very simple… or worse.</p>

<p>One can only assume Fender Katsalidis have designed the above proposal to meet the brief delivered by the developer; for a firm with such a rich history in producing exceptional design outcomes 65-71 Haig Street is run-of-the-mill.</p>

<h2>65-71 Haig Street, Southbank development team</h2>

<ul>
<li>Developer: Sunvale Development</li>
	<li>Development manager: Loi Projects</li>
	<li>Architect: Fender Katsalidis Architects</li>
	<li>Early contractor: Built</li>
	<li>ESD &amp; Building Services: Cundall</li>
	<li>Planning: URBIS</li>
	<li>Structural Engineer: 4D Workshop</li>
	<li>Traffic Engineering: Traffix Group</li>
	<li>Waste Management: Leigh Design</li>
	<li>Wind Assessment: MEL Consultants</li>
</ul>
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silvermb

Planning Application: 65-71 Haig Street, Southbank

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<p>One of Southbank's grandest proposals which was submitted during the peak of Melbourne's skyscraper run of 2014, and which garnered substantial media attention, has been heavily modified to meet concerns raised by planning authorities. Even with a considerable reduction in height and apartment yield, 334-344 City Road has found no favour in a report to the Future Melbourne (Planning) Committee which was tabled earlier this month.</p>

<p>Prepared by City of Melbourne's Planning Coordinator, the report urges Melbourne City Council to officially object 334-344 City Road to state body Department of Environment, Land, Water and Planning (or whatever they may be called this month). Amended plans were submitted during November 2014 in order to address concerns focusing around excessive height, ground level layout, traffic flow and overall tower form.</p>

<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.jpg" rel="gallery-all" title="Artist's impression of 334-344 City Road facade. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="752" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image58.jpg?itok=fN06fveT" title="Artist's impression of 334-344 City Road facade. Image © Hayball" width="580"></a>

<figcaption>Artist's impression of 334-344 City Road sans balconies. Image © Hayball</figcaption></figure><h2>Points of difference</h2>

<p>Nestled in between the north-west side of City Road, south-west side of Clarendon Street and north of the West Gate Freeway, major differences between 334-344 City Road's initial and revised schemes for the 1,600sqm site are outlines below:</p>

<table border="1" cellpadding="1" cellspacing="1"><tbody>
<tr>
<td><strong>July 2014</strong></td>
			<td><strong>November 2014</strong></td>
		</tr>
<tr>
<td>82 levels</td>
			<td>57 levels</td>
		</tr>
<tr>
<td>270 metres</td>
			<td>190 metres</td>
		</tr>
<tr>
<td>198 hotel suites</td>
			<td>110 serviced apartments</td>
		</tr>
<tr>
<td>578 apartments</td>
			<td>432 apartments</td>
		</tr>
<tr>
<td>GFA 83,196sqm</td>
			<td>GFA 60,038sqm</td>
		</tr>
<tr>
<td>154 car parking spaces</td>
			<td>117 car parking spaces</td>
		</tr>
<tr>
<td> </td>
			<td>315 bicycle parking spaces</td>
		</tr>
</tbody></table>
<h2>City of Melbourne on the revised 334-344 city road proposal</h2>

<blockquote>
<p>While the subject site is a suitable candidate for redevelopment, there are a number of significant issues with the current proposal that must be resolved prior to the granting of a permit.</p>

<p>The development by virtue of its height, setbacks and subsequent bulky building form is considered to overwhelm and dominate the City Road Street environs. Although higher built form can be found in Southbank it is concentrated west of Moore Street where the Melbourne Planning Scheme guides that this form of development is most appropriate.</p>

<p>The lack of variation in the built form and architectural expression (including the lack of variation in tower shape), also increases the perceived three dimensional massing of the building and contributes to the visual impact of the building. The applicant has also failed to undertake a cumulative assessment of the traffic impact of the development on the local road networks and it is considered that the proposal will impact on the safety and operational capacity of City Road and Clarendon Street, in the vicinity of the site.</p>

<p>The proposal fails to achieve short term stationary wind conditions along City Road and fails to satisfy the requirements of DDO1 (requirement for active street frontages)</p>
<cite>​Report to the Future Melbourne (Planning) Committee</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/image60_0.jpg" rel="gallery-all" title="Intended ground floorplan. Image © Hayball"><img alt="" class="image-article-full-width-580px" height="389" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image60_0.jpg?itok=YRYgN1JI" title="Intended ground floorplan. Image © Hayball" width="580"></a>

<figcaption>Intended ground floorplan. Image © Hayball</figcaption></figure><p>On the issue of height the report goes delves into the discretionary height limits and the clear expectation that all planning application for the immediate area must "Achieve the design objectives of the schedule". Essentially a height of up to 100m is preferable, although excess height may be achieved where the following built form objectives are present:</p>

<ul>
<li>Buildings that provide an appropriate transition to development in adjoining Areas to the south, west and east.</li>
	<li>Buildings that do not dominate urban form in adjoining Areas.</li>
	<li>The maintenance of the dominant streetscape scale.</li>
</ul>
<p>The report asserts that in addition to excessive height, the above three objectives are not met.</p>

<h2>Comment</h2>

<blockquote>
<p>The fact that other buildings may have been approved at heights over the 100m preferred height of Area 3, and the fact there are other buildings higher in other Areas with higher preferred heights, should not be an argument for such a proposal of extraordinary height variance.</p>

<p>The intent of the height control in Area 3 is for the control of building heights in Area 3. The proposed building height can only be considered in relation to the area it is within, not to other areas.</p>
<cite>Report to the Future Melbourne (Planning) Committee</cite>
</blockquote>

<p>Why has the report to the Future Melbourne (Planning) Committee not referenced towers to the east of 334-344 City Raod? Even in the face of multiple towers being approved at immense heights in the immediate vicinity, City of Melbourne still maintain a stoic resistance to any structure over the nominal height. Between 80-160 metres directly east are three towers that most people would think set a reasonable precedent for build form height around 334-344 City Road.</p>

<p>BPM's <a href="https://www.urban.com.au/news/out-of-the-shadows-and-into-the-light">Shadow Play</a> tower at 320 City Road looks set to rise 61 levels with its marketing campaign imminent, while directly opposite Crone Partners have prepared a 280 metre residential tower for <a href="http://www.cronepartners.com/index.php?option=com_news&amp;view=newdetails&amp;id=82&amp;Itemid=23">295 City Road</a> and <a href="/new-apartments/elysium-54-clarke-street-southbank">Elysium</a> at 244 metres holds approval. City of Melbourne considers 334-344 City Road to be a proposal of extraordinary height variance on a site specific basis, yet a quick glimpse toward its neighbours suggests it's anything but.</p>

<p>The selective nature of the report prepared in assessing 334-344 City Road should be queried. Nonetheless an interesting outcome on a state level looms which may well act as a precedent should ​334-344 City Road gain approval.</p>
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334-344 City Road revised in order to address planning concerns

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<p>A planning application of some difference finds itself in focus, as the typical glass and/or horizontal bands of many of the city's current crop of residential towers makes way for a design with unique external properties. Lodged mid-year and having been given brief credence in the mainstream media, Hayball's design for 334-344 City Road is distinguished by its teardrop form and angular, modular facade.</p>

<p>334 City Road may also act as a nexus between the established Southbank and the Montague Precinct within the forthcoming Fishermans Bend urban renewal; at 270 metres it sits on the border of the two slated high density zones.</p>

<h2>Summary</h2>

<ul>
<li>Currently site use: Urban Central hostel and Eve nightclub</li>
	<li>Application for development lodged July 2014</li>
	<li>82-storey building with residential apartments, hotel and cafe at 270.41 metres</li>
	<li>​578 apartments (156*1 / 407*2 / 15*3)</li>
	<li>198 hotel suites</li>
	<li>154 car parking spaces &amp; 315 bicycles</li>
	<li>GFA: 83,196sqm</li>
	<li>Retail space: Approximately 119 sqm</li>
</ul>
<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/image25334.jpg" rel="gallery-all" title="Artist's interpretation of 334 City Road. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="869" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image25334.jpg?itok=pR-hHEQ3" title="Artist's interpretation of 334 City Road. Image courtesy Hayball" width="580"></a>

<figcaption>Artist's interpretation of 334 City Road. Image courtesy Hayball</figcaption></figure><h2>Laid out</h2>

<p>Interestingly enough the tower has been submitted with two separate residential layouts. The intended yield sees a total of 578 apartments and 198 hotel suites whilst the alternative layout provides for 482 apartments with the identical number of hotel suites. This discrepancy is explained by the difference in apartment types where the baseline layout carries 156 single and 15 three bedroom apartments whilst the alternative sees only 12 single bedroom dwellings countered by a whopping 159 three bedroom dwellings.</p>

<p>Hotel accommodation size varies between 27sqm and 50sqm over the allocated 11 floors. This is further broken down into 132 hotel rooms and 66 hotel suites which as seen below are more generous in size.</p>

<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/image23334.jpg" rel="gallery-all" title="The expected hotel floorplan. Image courtesy Hayball planning report"><img alt="" class="image-article-full-width-580px" height="295" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image23334.jpg?itok=4Xqs0B7w" title="The expected hotel floorplan. Image courtesy Hayball planning report" width="580"></a>

<figcaption>The expected hotel floorplan. Image courtesy Hayball planning report<font color="#0782c1">.</font></figcaption></figure><h2>Designed to be different</h2>

<blockquote>
<p>The elliptical tower form has been developed through detailed analysis of the subject site’s urban morphology, and an intelligent response to the building setback objectives of the Planning Scheme. The orientation of the tower and its aerofoil profile delivers oblique views to and from surrounding developments that are predominately rectilinear and orientated to property boundaries.</p>

<p>The Environmental Wind Assessment prepared by Mel Consultants in conjunction with the proposal, also demonstrates that the building form is very effective in mitigating effects of the strong winds from the southwest impacting on the exposed site, and delivering a comfortable environment for pedestrians at ground level.</p>

<p>The façade comprises a system of highly repetitive L-shaped precast concrete panels which interact with metal clad infill panels, and expand and contract to express different building functions. The lapped panel set-out addresses the elliptical tower form and provides further depth and interest.</p>

<p>A spiral motif is overlaid providing a formal mechanism to transition between façade elements associated with different programmes:</p>

<ul>
<li>Podium green wall to apartment balconies;</li>
	<li>Hotel windows to apartment balconies; and</li>
	<li>Apartment balconies to winter garden windows</li>
</ul>
<cite>Hayball - 334 City Road planning application</cite>
</blockquote>

<p>334 City Road's facade is similar to Hayball's awarded <a href="http://www.archdaily.com/65105/the-canada-hotel-hayball/">Canada Hotel</a> development in Carlton where a series of facade panels essentially interlock to create a repetitive pattern. Add the subtle use of coloured metal spandrel panels and a diagonal visual rhythm becomes evident over the proposed tower.</p>

<h2>Ground zero</h2>

<p>The planning application addresses what is a problem the length of City Road: active street level frontages or lack thereof. Hayball and Tract Consultants have jointly provided for a softening of the existing harsh street level environment by way of an indented ground level with an overhung podium.</p>

<p>In this way increased area is given to the public realm at ground level with bluestone paving to all frontages, public bench seats, a green feature wall, planters and scope for public sculpture artwork all envisaged. In addition the adjoining dead space under the neighbouring West Gate Freeway is also earmarked for urban revitalisation. Seen below are precedents which could be applied to the undercroft, delivering some much needed useable public space to City Road in the process.</p>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image28.jpg" rel="gallery-all" title="Existing undercroft and possible urban solutions. Image courtesy Hayball"><img alt="" class="image-article-full-width-580px" height="428" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image28.jpg?itok=L8FKXPAZ" title="Existing undercroft and possible urban solutions. Image courtesy Hayball" width="580"></a>

<figcaption>Existing undercroft and possible urban solutions. Image courtesy Hayball</figcaption></figure><h2>A likely starter</h2>

<p>It is worth noting that 334 City Road's urban context report does state that developer EAG Pty Ltd has had a presence on City Road for some years and has committed to delivering the project. According to a Fairfax Media <a href="http://www.smh.com.au/business/southbank-skyscraper-to-soar-over-city-20140715-zt8ix">report</a> site owner EAG Pty Ltd is tied to BRW rich lister Giuseppe “Joe” Catalfamo who owns the current Urban Central accommodation onsite.</p>

<p>Prolific builder LU Simon is also listed as a project partner within the submitted documents, suggesting that should it gain approval 334 City Road looks to have both the financial basis and building expertise in place turn the paper project into reality.</p>

<h2>Development Team</h2>

<ul>
<li>Developer: EAG Pty Ltd</li>
	<li>Architect: Hayball</li>
	<li>Intended builder: LU Simon</li>
	<li>Planning Consultant: Urbis</li>
	<li>Structural Engineer: Rinovitch Consultants</li>
	<li>Services / ESD: ALA</li>
	<li>Building Surveyor: Gardner Group</li>
	<li>Landscape Architect: Tract</li>
	<li>Wind Engineer: MEL Consultants</li>
	<li>Fire Engineer: Thomas Nicolas</li>
	<li>Traffic Engineer: Traffix</li>
	<li>Waste Management: Leigh Design</li>
</ul>
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Planning application > Hayball's 270 metre 334 City Road

<html><body>
<p>If one statistic brings into focus Melbourne's current development boom, it's this one; since Rialto's completion heralding Melbourne's first 200 metre plus tower in 1986, a total of six towers beyond 200 metres (not including antennas) have been built in the proceeding 28 years.</p>

<p>Melbourne right now has 23 towers beyond 200 metres ranging from proposed to under construction.</p>

<p>It's a gobsmacking figure representative of a perfect storm of circumstances both locally and abroad which based upon the evidence at hand will see the vast majority of these proposals delivered, rather than land banked or onsold. Counted within the ranks of the 23 listed below are four towers of 300 metres or greater, propelling Melbourne in the the ranks of other global cities with 'Supertall' towers.</p>

<h2>The 200 metre plus tower list as of August 2014</h2>

<table border="1" cellpadding="1" cellspacing="1">
<thead><tr>
<th>Address</th>
			<th>Height</th>
			<th>Developer</th>
			<th>Architect</th>
			<th>Status</th>
			<th>Apartments</th>
		</tr></thead>
<tbody>
<tr>
<td><a href="https://www.urban.com.au/buildings/568-collins-street-melbourne">568 Collins Street</a></td>
			<td>218m</td>
			<td>Stamoulis Property Group</td>
			<td>Bruce Henderson</td>
			<td>Under Construction</td>
			<td>588</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/prima-tower-31-queensbridge-street-southbank">Prima Pearl - 31 Queensbridge Street</a></td>
			<td>254m</td>
			<td>PDG Corporation</td>
			<td>Disegno Australia</td>
			<td>Under Construction</td>
			<td>667</td>
		</tr>
<tr>
<td>Vision - 500 Elizabeth Street</td>
			<td>226m</td>
			<td>Brady Group</td>
			<td>Peddle Thorp</td>
			<td>Under Construction</td>
			<td>524</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/new-apartments/150-queen-street-melbourne">Tower Melbourne - 150 Queen Street</a></td>
			<td>226m</td>
			<td>CEL Australia</td>
			<td>Elenberg Fraser</td>
			<td>Delayed</td>
			<td>581</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/victoria-one-452-472-elizabeth-street-melbourne">Victoria One - 452 Elizabeth Street</a></td>
			<td>241m</td>
			<td>Golden Age</td>
			<td>Elenberg Fraser</td>
			<td>Sales</td>
			<td>622</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/light-house-450-elizabeth-street-melbourne">Light House - 450 Elizabeth Street</a></td>
			<td>218m</td>
			<td>Hengyi - Sixth Grange</td>
			<td>Elenberg Fraser</td>
			<td>Sales</td>
			<td>607</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/eq-tower-127-abeckett-street-melbourne">EQ Tower - 127 A'Beckett Street</a></td>
			<td>202m</td>
			<td>ICD Property</td>
			<td>Elenberg Fraser</td>
			<td>Sales</td>
			<td>632</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/new-apartments/elysium-54-clarke-street-southbank">Elysium - 54 Clarke Street</a></td>
			<td>244m</td>
			<td>Baracon</td>
			<td>BKK Architects</td>
			<td>Registrations</td>
			<td>270</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/new-townhouses/272-queen-street-melbourne">272 Queen Street</a></td>
			<td>210m</td>
			<td>Site for sale</td>
			<td>Peddle Thorp</td>
			<td>Approved</td>
			<td>624</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/australia-108-southbank-70-southbank-boulevard-southbank">70 Southbank Boulevard</a></td>
			<td>319m</td>
			<td>Aspial WCL</td>
			<td>Fender Katsalidis</td>
			<td>Approved</td>
			<td>1105</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/west-side-place-melbourne-250-spencer-street-melbourne-vic-3000">250 Spencer Street T1</a></td>
			<td>295-300m</td>
			<td>Far East Consortium</td>
			<td>Cottee Parker</td>
			<td>Approved envelope</td>
			<td>750</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/west-side-place-melbourne-250-spencer-street-melbourne-vic-3000">250 Spencer Street T2</a></td>
			<td>235-240m</td>
			<td>Far East Consortium</td>
			<td>Cottee Parker</td>
			<td>Approved envelope</td>
			<td>805</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/west-side-place-melbourne-250-spencer-street-melbourne-vic-3000">250 Spencer Street T3</a></td>
			<td>205-210m</td>
			<td>Far East Consortium</td>
			<td>Cottee Parker</td>
			<td>Approved envelope</td>
			<td>520</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/west-side-place-melbourne-250-spencer-street-melbourne-vic-3000">250 Spencer Street T4</a></td>
			<td>225-230m</td>
			<td>Far East Consortium</td>
			<td>Cottee Parker</td>
			<td>Approved envelope</td>
			<td>788</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/380-melbourne-380-lonsdale-street-melbourne">380 Lonsdale Street</a></td>
			<td>217m</td>
			<td>Hiap Hoe</td>
			<td>Elenberg Fraser</td>
			<td>Planning</td>
			<td>728</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/new-apartments/one-queensbridge-street-1-23-queensbridge-street-southbank">1 Queensbridge Street</a></td>
			<td>308m</td>
			<td>Schiavello - Crown</td>
			<td>Bates Smart</td>
			<td>Planning</td>
			<td>626</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/new-apartments/madison-grand-334-city-road-southbank">334-344 City Road</a></td>
			<td>270m</td>
			<td>Private</td>
			<td>Hayball</td>
			<td>Planning</td>
			<td>578</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/new-apartments/38-freshwater-place-southbank">25-35 Power Street</a></td>
			<td>274m</td>
			<td>ML Hospitality</td>
			<td>Metier 3</td>
			<td>Planning</td>
			<td>496</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/swanston-central-168-victoria-street-carlton">156-172 Victoria Street</a></td>
			<td>237m</td>
			<td>CEL Australia</td>
			<td>Elenberg Fraser</td>
			<td>Planning</td>
			<td>1037</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/97-franklin-street-melbourne">97 Franklin Street</a></td>
			<td>216m</td>
			<td>Artemis Group</td>
			<td>Hassell Studio</td>
			<td>Planning</td>
			<td>367</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/news/planning-application-180-russell-street-melbourne">180 Russell Street</a></td>
			<td>271m</td>
			<td>AXF Australia</td>
			<td>Bunchan Group</td>
			<td>Planning</td>
			<td>506</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/aurora-melbourne-central-224-la-trobe-street-melbourne">224-252 La Trobe Street</a></td>
			<td>267m</td>
			<td>UEM Sunrise</td>
			<td>Eleneberg Fraser</td>
			<td>Planning</td>
			<td>1139</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/buildings/avant-60-abeckett-street-melbourne">54-64 A'Beckett Street</a></td>
			<td>253m</td>
			<td>Aspial WCL</td>
			<td>Elenberg Fraser</td>
			<td>Planning</td>
			<td>750</td>
		</tr>
<tr>
<td><a href="https://www.urban.com.au/news/cbus-property-seeks-a-sky-high-planning-scheme-amendment-for-447-collins">447 Collins Street</a></td>
			<td>300m</td>
			<td>CBUS Property</td>
			<td>Woods Bagot + SHoP</td>
			<td>Proposed</td>
			<td>400</td>
		</tr>
</tbody>
</table>
<p>All projects above include a residential component, with no purely commercial towers included. On that front QIC's 80 Collins Street comes closest with an overall height of 187 metres.</p>

<p>Given there are always minor fluctuations in apartment numbers per project, the above list would pump in the vicinity of 15,700 apartments or near on 30,000 permanent residents into the City of Melbourne. Factor in the thousands of hotel suites which are included within 10 of the 23 proposals and the transient population figure also rises sharply.</p>

<h2>One image says it all</h2>

<p>Below is a marketing image for ICD Property's EQ Tower located at 127 A'Beckett Street. If the opening Rialto statistic brings the matter into focus, the below image provides a visual aid as to the rapidly evolving nature of Melbourne's skyline.</p>

<p>In addition to EQ Tower, no less that 14 other towers of 200 metres or more would be visible in some way, excluding those already completed. A healthy number of these towers are located within the CBD's northern reaches surrounding EQ Tower; testament to the sudden explosion of apartments loosely surrounding Victoria Market.</p>

<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/v02_ext_skyline_aerial_view_lr.jpg" rel="gallery-all" title="One of many. Image courtesy eqtower.com.au"><img alt="" class="image-article-full-width-580px" height="364" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/v02_ext_skyline_aerial_view_lr.jpg?itok=LtOraKr3" title="One of many. Image courtesy eqtower.com.au" width="580"></a>

<figcaption>One of many. Image courtesy eqtower.com.au</figcaption></figure><h2>Future towers on the radar</h2>

<p>Listed on Melbourne-based Altus Development's website is a forthcoming scheme fo A'Beckett Street. With an expected value of $395 million, the proposal will hold a nominal 1125 apartments and hotel suites.</p>

<blockquote>
<p>On the high ground of Melbourne’s CBD and close to its famed premier universities, hospitals, parks and cosmopolitan nightlife of the city’s northern precinct will rise a magnificent tower. Comprising 900 residential apartments, a 4-star hotel and dining this development represents unparalleled growth opportunities. Central to key Melbourne destinations and exceptionally well-served by public transport and arterials, it is a foremost opportunity.</p>
<cite><a href="http://www.altusdevelopment.com.au/melbourne-developments">Altus Development: Melbourne Developments</a></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/abeckett_crop.jpg" rel="gallery-all" title="A'Beckett Street Melbourne CBD. Image © Altus Development"><img alt="" class="image-article-full-width-580px" height="237" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/abeckett_crop.jpg?itok=9I_S9eHf" title="A'Beckett Street Melbourne CBD. Image © Altus Development" width="580"></a>

<figcaption>Concept snippet for A'Beckett Street Melbourne CBD. Image © Altus Development</figcaption></figure><p>Elsewhere Fragrance Group's 555 Collins Street has been reported as seeking a height of 305 metres AHD in an all-commercial development, although this will be confirmed when the relevant planning application is submitted. The good oil also suggests that Fragrance Group's Savoy Tavern site on Spencer Street and PJ Development Holdings' Kavanagh car park site on Southbank will also (very) comfortably exceed the 200 metre barrier.</p>

<p>Of course there are also those projects which arise unbeknown to the greater public, but for the immediate future it seems likely the number of 200 metre plus proposals will slow as developers seek to materialise the many projects listed above.</p>
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