A development application has been submitted by Aria Property Group for a landmark master-planned, mixed-use, development located at Melbourne, Manning, and Edmondstone Streets, South Brisbane.
Aria has progressively amalgamated the site, which now spans an impressive 7,295m². The proposal features three high-rise towers, offering residential apartments, a luxury hotel, and a vibrant blend of retail, dining, and public spaces designed to activate the precinct.
The seven stage development represents Brisbane’s first 50-storey tower outside the CBD, standing at 207 meters, matching the height of Aurora Tower. This project represents a significant milestone for Brisbane’s skyline, placing the city alongside Sydney and Melbourne by featuring towers outside the CBD—Tower B (40-storeys) and Tower C (50-storeys)—that surpass the height of any building in Adelaide.
The project’s three towers will be 24, 36, and 50 storeys, hosting a total of 678 residential apartments and a 216-room hotel. The development also proposes more than 3,650m² of publicly accessible open space, which includes a large 1,600m² central courtyard providing green space for residents and the wider community.
Designed by Bates Smart and Richards & Spence, the development plans to be a contemporary architectural statement integrating into the urban fabric of South Brisbane. The towers themselves vary in height, offering a gradual vertical transition to ensure visual permeability and complementing the surrounding built environment.
Heritage integration is a key aspect of the design, with the locally significant Bond’s Sweets Factory and Malouf’s Fruit Shop and Residence being restored and celebrated through the careful design of the podium levels, which provide a complementary context that respects their cultural importance.
The proposed development features an integrated network of arcades and laneways designed to activate the ground plane and enhance pedestrian movement throughout the site. The ground level will be populated with retail and dining tenancies that open onto these laneways, creating a vibrant and attractive space for both residents and visitors.
The development’s design draws inspiration from the Buildings That Breathe principles, which emphasise natural ventilation, shaded public areas, and an overall focus on environmental sustainability. Vertical green walls, rooftop gardens, and landscaping at the podium level will help soften the urban presence of the towers while contributing to the environmental performance of the buildings.
The hotel component, located within the tallest Tower C, aims to cater to Brisbane’s growing tourism needs, especially as the city gears up for major international events such as the 2032 Olympics. Hotel guests will have access to exclusive recreation facilities, including a fitness centre and swimming pool.
The inclusion of a hotel at this location will help serve the influx of tourists expected in the lead-up to and beyond the Olympic Games, providing high-quality short-term accommodation options close to South Bank and other key attractions.
Project rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | Melbourne, Manning & Edmondstone Streets, South Brisbane |
| Development Type: | Master-planned mixed-use development |
| Site Area: | 7,295m² |
| Height: | Tower A: A 24-storey tower at the eastern corner, providing a gradual transition in height across the site. Tower B: A 40-storey tower (36 habitable levels) reaching 144.8 meters, featuring residential units and commercial podium spaces. Tower C: The tallest at 50 storeys and 207 meters, accommodating residential units and a luxury hotel. |
| Apartments: | Total Apartments: 678 Tower A: 110 apartments (35 one-bedroom, 55 two-bedroom, 20 three-bedroom) Tower B: 231 apartments (70 one-bedroom, 110 two-bedroom, 51 three-bedroom, 3 penthouses) Tower C: 337 apartments (135 one-bedroom, 152 two-bedroom, 50 three-bedroom) + 216 hotel rooms |
| Elevators: | Tower A: x2 elevators (lift-to-unit ratio of 1:55) Tower B: x4 elevators (lift-to-unit ratio of 1:57.7) Tower C: Residential lobby: x4 elevators (lift-to-unit ratio of 1:84); Hotel lobby: x3 elevators (lift-to-room ratio of 1:72) |
| Retail / Commercial: | – Total Retail/Commercial Area: 6,039m² across the lower levels of each tower. – Melbourne Street Frontage: Small retail pavilions for boutique stores to create a high-street environment. – Food and Beverage Outlets: Located in heritage tenancies, including Bond’s Sweets Factory and Malouf’s Fruit Shop. – Arcades and Parkland: Small tenancies for specialty stores, cafes, and artisan boutiques to activate public spaces. – Anchor Tenant: Large gym occupying three levels in the podium, covering approximately 1,203m². |
| Hotel: | 216 rooms |
| Communal Space: | Tower A: Rooftop: 400m² with barbeque areas, shaded seating, and green spaces. Tower B: Level 14: 1,203m² wellness area; Level 40: 922m² rooftop with pools, cinema, gym, and dining; Upper rooftop: 523m² residents’ lounge. Tower C: Rooftop: 1,331m² with pools, gym, and saunas; Hotel Podium: 1,111m² rooftop pool and function spaces. |
| Public Space: | 3,650m², including a 1,600m² park |
| Car Spaces: | 1,078 (comprising 243 non-resident and 821 residential spaces) |
| Bike Spaces: | Around 257 basement spaces and 200 spaces within a large end of trip facility inside tower C |
| Developer: | Aria Property Group |
| Architect: | Bates Smart and Richards & Spence |
| Landscaping: | RPS |
| Planning: | Saunders Havill Group |
| Sustainability: | – Recycling Chutes: Only Tower C has a recycling chute; Towers A and B require residents to bring recycling to basement rooms. – Buildings That Breathe Principles: Promotes natural ventilation, greenery, and reduces reliance on artificial climate control. – Vertical Greenery: Adds shading, reduces urban heat, and enhances the towers’ appearance. – Water Harvesting and Reuse: Rainwater collection system for landscaping irrigation. – Passive Façade Design: Energy-efficient walls, screens, and glazing to minimize temperature fluctuations. – Flood-Resilient Design: Elevated floor levels and a ‘dry route’ improve flood resilience. – Compactor System: Uses a 3:1 compaction ratio for efficient storage and reduced waste collection frequency. |
| DA Assessment: | Code Assessable |
| DA Application Link: | A006663110 |
Apartment rundown
A significant component of the proposal is the creation of public spaces that enhance South Brisbane’s liveability. The 1,600m² community park at the centre of the development will serve as a green lung, providing open space in an area of Brisbane that is increasingly urbanised.
Designed with a northern aspect, the park will receive ample sunlight throughout the day, making it ideal for community gatherings, leisure, and informal recreation. Additionally, the laneways and arcades will be lined with small retail tenancies, envisioned to host a mix of food, beverage, and boutique shops that cater to both the local community and visitors to the precinct.
The public art strategy for the proposed development includes a fixed budget of $2 million, allocated to ensure cultural activation within the precinct. The strategy comprises two key components: $1.5 million for permanent public art installations across the site and $500,000 dedicated to funding live performances over a ten-year period, starting after the completion of the community park and performance space.
The permanent art installations will be located throughout the laneways and open spaces, featuring sculptures, interactive pieces, and murals that reflect the heritage and cultural identity of South Brisbane. The budget for live performances aims to support a rotating calendar of cultural events and performances, making the development a hub for community gatherings and artistic expression, and providing ongoing opportunities for local artists to showcase their work.
The proposed development has been designed with a focus on accessibility and efficiency. A single connected basement will provide parking across multiple levels, with a total of 1,078 car spaces and 84 motorbike spaces available for residents, hotel guests, and visitors. Notably, the development will feature 14 electric vehicle charging spaces to support sustainable transport options. The consolidation of parking and building services into a single basement allows for uninterrupted activation of the streetscape above, contributing to the pedestrian-friendly character of the precinct.
To enhance mobility, the development also integrates bicycle parking facilities to promote active transport. The layout of the site prioritises pedestrian movement, with multiple pathways connecting different parts of the development and linking to the surrounding streets.
The architectural plans include features such as vertical planting, deep soil zones for large trees, and a network of open and shaded areas that create comfortable outdoor environments. Additionally, the development aims to implement stormwater management systems that ensure resilience against flooding while also providing irrigation for landscaped areas. The shared basement car park has been designed with flood resilience measures, protecting both vehicles and property in the event of extreme weather conditions.
This development application supersedes Aria’s previous development application for a two tower development on the Melbourne St and Edmondstone St sides of the project as well a previous Manning St application.
The development has been proposed under the Kurilpa TLPI (temporary local planning instrument) which has allowed Aria to propose higher density buildings with reduced parking requirements and provisions for affordable housing as long as the development exercises design excellence, flood resilience, and community benefits while integrating green infrastructure and enhancing public spaces. The TLPI overrides certain provisions of the Brisbane City Plan 2014 and is effective for two years to address housing demand and urban sustainability.
Plans (part 1)
Proposed-Plans-Part-1-2The full suite of planning documents are yet to be uploaded to PDOnline. BrisbaneDevelopment.com will update this story with additional information when it comes to hand.
Remember to visit the free and interactive Brisbane Development Map which now features Brisbane’s first landmark 50-storey skyscraper outside of it’s CBD.
Why so tall? What is this fetish of higher and higher high rise. They’re not beautiful and they’re not fun to live in.
What is the problem with the idea the building is still in the CBD Brisbane needs another CBD for the city to grow and Brisbane skyscrapers are not even that tall so I don’t see the problem
Brisbane needs more skyscrapers, and many people prefer living in them. Outright denying the beauty of modern architecture in favour of even more urban sprawl in Australia’s city with the worst traffic is an interesting take.
That is not going to happen it is most likely going to be cancelled or rejected because a lot of people don’t want Brisbane to become a growing city i would be surprised if this is even considered to be built they would also wollongabba they would consider making that location and second CBD
This proposal is appropriately scaled for its proximity to the CBD and cultural precinct. Fitting 678 residential dwellings on one city block is a much better use of land and air compared to spreading those 678 residents on a flat ground plane out at Springfield chopping down trees and forest.
Loving the use of colour and texture on the facade to create three buildings with a distinct identity, which will stand out in comparison to the black and grey glassy boxes plaguing the rest of South Bank / West End.
100% agree Brendan. A well considered and high quality product and no doubt outcome – typical of ARIA Developments.
100% agreed with this. This is such a community and tax revenue positive outcome. The naysayers are extreme nimbies who don’t understand the need for affordable housing starts in the middle of infrastructure.
I’m excited to see Brisbane growing with more facilities and opportunities, but it’s crucial to address a key issue: where will all the students go?
As the population increases and new developments are approved, schools and essential infrastructure must keep pace. In South Brisbane alone, the following projects will bring 2,175 new apartments in the coming years:
2-4 Cordelia Street (379 apartments)
10 Cordelia Street (256 apartments)
15 Cordelia Street (310 apartments)
21-23 Cordelia Street (124 apartments)
30 Merivale Street (248 apartments)
The Merivale Residences (189 apartments)
15-19 Brereton Street (299 apartments)
37-39 Boundary Street (154 apartments)
75-59 Hope Street (216 apartments)
Even with just one student per apartment, that’s 2,175 new students. This will require significant land and resources for schools, sports facilities, parks, and other amenities to ensure a high quality of life for future generations.
I believe it’s time to focus on planning for these approved buildings before we approve any more residential developments. Adding more apartments without first addressing the lack of schools, public transport, and recreational spaces will only create long-term problems for the community.
Brisbane’s growth is exciting, but it needs to be sustainable. Let’s ensure the city has the infrastructure to support the families and students moving into these developments before we continue to expand further.
Ooh another floody building. This street corner flooded again after a weekend of heavy rain 2 Dec 2024, and flooded every other time the city flooded. Good luck to those residents who won’t be able to access their building while the water recedes; as well as their high insurance premium for the building insurance
Poor amenity in to many of these apartments; Bedrooms without access to daylight and natural ventilation and high amount of ‘snorkel’ bedrooms…
This should be better regulated.
Lessons to be learnt from NSW Apartment Design Guide.