Pushing the limits in Clifton hill

Pushing the limits in Clifton hill
Mark BaljakJune 18, 2014

Is it a case of natural progression or development too far? City of Yarra is currently considering an 11 level residential application located at 243-247 Queens Parade in Clifton Hill.

Located within a wedge of land known as Clifton Hill Interchange, the site and surrounds are earmarked for residential redevelopment via both State Planning Policy Framework and the Local Planning Policy Framework. The latter decrees that built form of 5-6 storeys are ideal "Unless the proposal can achieve benefits such as significant upper level setbacks, architectural design excellence and positive contribution to the enhancement of the public domain."

Pushing the limits in Clifton hill
Site location. Image © Fieldwork

Design details

  • Address: 243-247 Queens Parade
  • Developer: Parade Projects Pty Ltd
  • Architect: Fieldwork Projects
  • Town Planning: Tract Consultants
  • 11 levels @ 40.5 metres
  • 76 dwellings (38 x 1 bedroom 30 x 2 bedroom 8 x 3 bedroom)
  • 85 basement car spaces
  • 2 retail spaces over 109.3 sq.m
  • Communal roof top gardens at eighth and eleventh floors
  • 4 star Green Star

Fieldwork make their debut

Northcote-based Fieldwork Projects make their debut on Urban.com.au with 243-247 Queens Parade in Clifton Hill. In designing the project Fieldwork have sought "Close consultation with Yarra City Council to achieve a highly suitable planning outcome for the site. Close attention has been paid to Council's Municipal Strategic Statement, including housing diversity, urban design principles and the site's strategic potential for absorbing a higher density of Yarra residents."

Generally the building consists of four elements:

  • A two level podium and canopy at ground level, which integrates with the existing warehouse streetscape (Ground Floor to Level 1)
  • A set-back apartment level with contiguous decking creates a shadow-line effect, delineating the upper and lower forms (Level 2)
  • The 'floating' sculptural form (Levels 3 to 7)
  • The setback upper sculptural form (Levels 8 to 10)
Pushing the limits in Clifton hill
Crowning feature. Image © Fieldwork

The building is designed to be sensitive and responsive to the existing context while being mindful of the changing nature of the area and the likely higher density development which will eventually surround it.

Vertically ribbed precast panels are broken in places by vertical aluminium fins and dynamic, operable bi-fold shutters. Lower levels feature timber bi-folds as does the underside of the footpath canopy while street frontage is a mixture of white and charcoal brickwork.

The building's required setback of the upper form allows for a landscaped terrace area supplemented by an indoor communal area. Landscaping and common vegetable garden aside, the terrace is framed by a feature tri-level staircase and includes a kitchen, dining facilities and the ubiquitous barbeque.

The pointlessness of grey planning?

Recall that City of Yarra have nominated 5-6 levels as their preferred built form outcome, yet have left the door open for increases subject to factors such as design excellence. During 2013 Council rejected the adjoining 217-241 Queens Parade development at 8 levels which was consequently approved by VCAT.

At 11 levels could anyone envisage City of Yarra approving this development? The answer for most is no; therefore would any reader also doubt VCAT will be called upon once more? And another question: why allow such ambiguity in planning controls when it seems the end result is costly legal representation and wasted time?

No doubt the rationale behind the controls is there, but is seems a pointless exercise by City of Yarra to allow scope for height increases and then rejected them promptly, as has been the case on the neighbouring site and elsewhere within Yarra. The final outcome will be interesting.

Mark Baljak

Mark Baljak was a co-founder of Urban.com.au. He passed away on Thursday 8th of November 2018 after a battle with cancer. He was 37. Mark was a keen traveller, having visited all six permanently-inhabited continents and had a love of craft beer. One of his biggest passions was observing the change that has occurred in Melbourne over the past two decades. In that time he built an enormous library of photos, all taken by him, which tracked the progress of construction on building sites from across metropolitan Melbourne.

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