Fragrance Group

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Singaporean outfit Fragrance Group has managed to gain approval for a substantial residential tower at 555 Collins Street.

Long after notions of a 400 metre commercial tower and in the wake of Fragrance Group's early ambitions for a 300 metre mixed use monolith onsite, a residential tower holding in excess off 600 apartments has been given the green light by Planning Minister Richard Wynne. This process of approval has taken place in conjunction with the site being offered for sale.

After failing to win approval for their initial scheme, Fragrance Group appointed Knight Frank in the early stages of 2016 as handling agent for what still remains a vacant office tower with prime Collins Street frontage.

Permitted this month, Fragrance Group <a href="http://infopub.sgx.com/FileOpen/Approval%20for%20Planning%20Permit%20for%20555%20Collins%20Street%20Melbourne.ashx?App=Announcement&amp;FileID=421991">released the following statement to the Singapore Stock Exchange</a>, dated September 21st:

<blockquote>
The Board of Directors of Fragrance Group Limited is pleased to announce that the Company’s Australian subsidiary, Fragrance VIC-MEL (Collins) Pty Ltd has obtained a planning permit for the property located at 555 Collins Street, Melbourne, Victoria. The planning permit allows for the Property to be developed into a mixed-use multi-storey building for dwellings and retail premises.

The Property, which is fully owned by Fragrance Collins, has a freehold tenure with a total land area of approximately 2,300 square metres. The Property is currently zoned “Capital City Zone 1”. Strategically located at the intersection of Kings Street and Collins Street, 555 Collins Street is a unique corner site in the bustling Melbourne CBD. The area is a central hub for business and well connected by public transport.

The development which was approved based on a floor area ratio of 1:24, will comprise of retail and restaurant outlets on the ground floor, 625 residential units consisting of 1, 2, 3 bedroom apartments and penthouses with car parks located in the 4 basements. Other than a whole floor dedicated to well-appointed residential amenities like lounges, gymnasium, swimming pool etc., residents will also be able to get to enjoy a variety of food and beverage and retail provisions on the ground floor amidst large recessed plazas and walkway connecting the development to the adjoining buildings.
<cite>Periakaruppan Aravindan, Executive Director, Fragrance Group</cite>
</blockquote>

In comparison the <a href="https://www.urban.com.au/news/softly-does-it-555-collins-street-in-detail">initial Bates Smart-designed tower</a> for the site sought approval for 1,020 apartments, 11,280sqm office space and 300 hotel rooms over 91 levels. With a site area of 2,292sqm and a new approved floor area ratio/plot ratio of 1:24, the tower could conceivably reach a height of approximately 160-170 metres while incorporating setbacks of 5m, as was noted within Knight Frank's marketing material for the site.

Considering the aforementioned parameters, a tower of approximately 55,000sqm should be in the offing. For comparison's sake the existing 555 Collins Street office building has approximately 25,000sqm of vacant office space within its dated exterior.

<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/image29_6.jpg" rel="gallery-all" title="An early Bates Smart design for 555 Collins Street"><img alt="" class="image-article-full-width-580px" height="705" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image29_6.jpg?itok=ewne-Y_v" title="An early Bates Smart design for 555 Collins Street" width="580"></a>

<figcaption>An early Bates Smart design for 555 Collins Street</figcaption></figure>Both the final design and Fragrance Group's intentions for the vacant 555 Collins Street have yet to be made public. With approval in place and the site's sales campaign yet to make any headway, it could be that Fragrance Group will choose to retain the asset in order to push through the freshly approved apartment scheme.

Not far away Fragrance Group are preparing to oversee the construction of Premier Tower on the Savoy site at 134 Spencer Street. Word has it the venue will close on November 25th in order to facilitate construction of the 249 metre tower, with Brookfield reportedly appointed as builder.

Lead image: Knight Frank
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silvermb

Fragrance Group secures approval for the seemingly defunct 555 Collins Street

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One of 2014's largest planning applications has had its turn before the Future Melbourne (Planning) Committee, with the associated report on the intended mixed-use tower raising a number of concerns.

Championed by Singaporean tycoon Koh Wee Meng via his property development arm <a href="https://www.urban.com.au/developers/fragrance-group">Fragrance Group</a>, the tower seeks to stand at 284 metres above Spencer Street on what was/is the Savoy Tavern. Having paid $44.5 million for the site during June, Fragrance Group submitted initial plans during August, with a refined amendment put forward during September 2014 in response to a request for further information sought by State body DPTLI.

<h2>134-160 Spencer Street, Melbourne 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/image21aa.jpg" rel="gallery-all" title="Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="509" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image21aa.jpg?itok=tA7QWzl8" title="Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser" width="580"></a>

<figcaption>Artist's impressions of the proposed tower. Image courtesy Elenberg Fraser</figcaption></figure><ul>
<li>134-160 Spencer Street joins <a href="https://www.urban.com.au/projects/555-collins-street-new-melbourne">555 Collins Street</a> as Fragrance Group's <a href="https://www.urban.com.au/new-apartments/melbourne-vic">Melbourne projects</a>.</li>
	<li>Architect: <a href="https://www.urban.com.au/architects/elenberg-fraser">Elenberg Fraser</a>.</li>
	<li>Current 1,833sqm site use: Savoy Tavern bar/kitchen/pub.</li>
	<li>Revised application submitted September 2014.</li>
	<li>Proposed: 89 level residential tower at 284 metres to roof.</li>
	<li>990 apartments and 280 hotel suites.</li>
	<li>Likely hotel operator: Parc Sovereign.</li>
	<li>10 retail spaces between 35sqm and 47sqm.</li>
	<li>​Basement catering for 164 car parking spaces and 229 bicycles.</li>
	<li>GFA: 90,739 sq.m.</li>
</ul>
<h2>Shake, rattle and roll</h2>

While the top and bottom form of <a href="https://www.urban.com.au/new-apartments/premier-tower-134-160-spencer-street-melbourne">134-160 Spencer Street's tower</a> component remains constant, the indicative floor plan below demonstrates the sizeable floor plate shift designed into the midriff. Beyond level 15 to 85 floor plates slink every second level, essentially producing 35 separate, undulating floor plates which from a distance creates a sensuous form.

General arrangements sees the hotel component located over floors 6 to 15 with 28 suites over each floor ranging between 20sqm and 39sqm. Perhaps the limited size of the hotel suites points toward affordable hotel chain Parc Sovereign expanding into Melbourne; a brand also <a href="http://www.forbes.com/sites/forbesasia/2014/07/23/property-developer-koh-wee-meng-seek-terrain-in-australia/">controlled by Koh Wee Meng</a>.

Level 5 will host indoor/outdoor communal facilities with strata offices, a restaurant, conference centre and function room plus fitness centre and gymnasium located through the podium. Level 87 will also carry residential recreation facilities. The balance of the tower is dedicated to the 990 apartments of one, two and three bedrooms. For the lucky few, the top floor of residential living at level 86 will carry a majority of one bedroom apartments, allowing for impeccable views without the penthouse price.

<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/image23aa.jpg" rel="gallery-all" title="Expected level 86 floor plan. Image courtesy Elenberg Fraser"><img alt="" class="image-article-full-width-580px" height="373" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image23aa.jpg?itok=TJ01loSr" title="Expected level 86 floor plan. Image courtesy Elenberg Fraser" width="580"></a>

<figcaption>Expected level 86 floor plan. Image courtesy Elenberg Fraser</figcaption></figure><h2>A question of height</h2>

As mentioned a handful of concerns were raised, generally regarding matters surrounding access and vehicle parking. While the report to Future Melbourne considered these issues rectifiable, a more pressing concern regarding height has been raised:

<blockquote>
The shadow diagrams submitted with the application indicate that the proposed building will overshadow Batman Park and the north bank of the Yarra. Buildings to the north of this park are generally modelled to ensure that shadows cast do not extend within 15 m of the north bank of the river between 11.00 am and 2.00 pm on 22 June. This being the case, the height of the building is considered excessive and will detract from or diminish the leisure and recreational purpose of Batman Park and Northbank promenade.

A condition is therefore recommended requiring the height of the building to be reduced so that there is no additional overshadowing of the Northbank Promenade by the proposed building. This might equate to a reduction of approximately 11 levels.
<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/image22aa.jpg" rel="gallery-all" title="The expected shadow as seen within the Future Melbourne report"><img alt="" class="image-article-full-width-580px" height="636" src="/sites/urbanmelbourne.info/files/styles/article_full_width_580px/public/pictures/article-images/image22aa.jpg?itok=Vljt9eJ7" title="The expected shadow as seen within the Future Melbourne report" width="580"></a>

<figcaption>The expected shadow as seen within the Future Melbourne report</figcaption></figure><h2>Comment</h2>

134-160 Spencer Street along with a handful of other key large-scale projects within inner Melbourne will act as a litmus test of sorts for the new State Government with Richard Wynne (assuming full health) set to define his tenure with a number of key planning decisions early in the new year. Will 134-160 Spencer Street remain unchanged or will the the recommendations to the Future Melbourne (Planning) Committee be adopted at a state level which would see the tower essentially lopped to approximately 250 metres in height?

Much can be drawn from the eventual decision laid down by the State Government.

Machinations aside 134-160 Spencer Street is a true statement delivered by Elenberg Fraser worthy of such a prominent position with Melbourne's skyline. I'd be delighted if the design were to remain as is although I suspect the State Government will take a stance in line with that of City of Melbourne's recommendations for height reduction.
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Fragrance Group

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