Updated Proposal for 44-100 Barry Parade, Fortitude Valley

residential towers
Artist's impression of proposed residential towers

Developer Land and Homes Group has submitted a revised DA on a recently acquired Fortitude Valley site which would comprise of two new residential towers.

Located at 44-100 Barry Parade, the revised development application reduces the overall number of apartments from the original scheme by 64 and features a step up design which provides a greater number of apartments to benefit from a northern aspect as well as street frontage.

Old DA (left) and the new DA (right)

The height of the northern tower is 26 storeys and the height of the southern tower is 37 storeys high.

Development Rundown

  • 163 x 1 bedroom units
  • 304 x 2 bedroom units
  • 25 x 3 bedroom units
  • A total of 492 apartments
  • Five retail tenancies are proposed, comprising 728.8m2 of gross floor area, with frontages to all streets
  • A total of 30% of the site provided as publically accessible open space, including:
    • A publically accessible urban plaza on the corner of School Street, Warren Street
      and Barry Parade (“the northern plaza”)
    • A cross-block link and plaza through the centre of the site, connecting School
      Street to Barry Parade (“the central plaza”)
    • Streetscape upgrades, including street tree planting and build outs to Barry
      Parade, and street tree planting and build outs to School Street (with some car
      parking relocated from opposite side of the street, and school loading zone
      re-positioned on the western side) and maintained with access to the school
Artist’s impression of northern plaza

Architectural Design

Designed by Rothelowman, the architectural design proposes to deliver key improvements including adjusting height, improved breaks and articulation between towers, enhanced climatic response as well as enhanced podium and sub tropical design experience.

Sub-tropical Design

According to the development application, the development is responsive to the sub-tropical context, with a climatic responsive design (whilst balancing site characteristics and a desire for street activation and engagement), incorporating natural ventilation and openings that enable a comfortable, passive, low technology, high ambience and sustainable urban living outcome.

The development will provide greenery vertically, with sub-tropical landscaping throughout the ground plane, up the podium facades and within the recreation areas of the podium and towers.

Resident Recreation

A level 3 recreation deck is planned for the north tower which includes a pool, ‘urban verandah’, plantings and seating which will overlook the planned urban plaza below.

Rooftop terraces are also planned for both towers which consist of:

  • Paved areas for seating and recreation
  • Timber deck with timber seating
  • Hanging basket seats over lower gardens which includes lawns
  • Planting to the recreation area edges
  • BBQ area
  • Fire pit
  • Landscaped trellis over part of the recreation area

Barry Parade Vision

Barry Parade Vision Masterplan
Masterplan of Barry Parade Vision

Within the development application, the developer has provided a vision for a radical new green spine and urban masterplan which would help to connect the CBD to Fortitude Valley.

A visioning exercise has been prepared for the broader Barry Parade precinct to make the area a key lifestyle and landscape destination for Fortitude Valley and the City more broadly, which may be delivered progressively by Brisbane City Council and local property owners / developers

While it is not the intention of the developer to construct items in the Barry Parade Vision, the masterplan has been presented as a suggested plan for the future locality.

Notably, the plan suggests building new parks over the exposed sections of railway corridor as well as providing 2-way bike lanes and pocket gardens.

Artist’s impression of Barry Parade Vision
Artist’s impression of Barry Parade Vision

If it ever eventuated, the concept master plan which has been designed by Lat27, would essentially create a new pedestrian and cycling link from Centenary Place all the way to Brunswick Street in the Valley.

The new DA number for this development, which use to be A003952891 is A004677885.

Architectural design

100 %

Building amenities

100 %

Building greenery (Buildings that breathe)

100 %

Public realm / Street activation




By 02 reviewer(s)

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    January 12, 2022


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    This proposal is certainly an improvement on the previous monolithic proposal. I’m all in favour.

    Not sure about the ‘visioning’ exercise they’ve done though. While it’s very nice, and I support the principle of it, I don’t see that it adds to a broader strategic vision as a major green thoroughfare.

    June 28, 2017


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    Time for BCC to come to the table & make this green spine happen.

    How many KM of free streets cape upgrades have been provided by developers since the construction boom? Time for BCC to make the city hum – plenty of other cities are focusing on creating green spines & the results are a resounding win.

    June 28, 2017


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Architectural design
Building amenities
Building greenery (Buildings that breathe)
Public realm / Street activation