272-280 Normanby adds to Hayball's dominant Fishermans Bend portfolio

Another Fishermans Bend proposal has broken cover, taking Hayball as the architecture firm responsible past a noteworthy milestone. With the addition of 272-280 Normanby Road, Southbank-based Hayball now has in excess of 3,000 apartments in play across Fishermans Bend.

Referencing the Urban Melbourne Project Database, 272-280 Normanby Road's 396 apartments takes Hayball's total apartment numbers for submitted projects within Fishermans Bend to 3,229. In the process Hayball have made a stretch of Normanby Road their own, with seven separate residential towers at planning maintaining a Normanby Road address.

Proponent 280 Normanby Road Pty Ltd is behind the latest proposal which at 40 levels would peak at the maximum floor limit, as per the interim mandatory height limits in place. Currently housing a dual level commercial building, the repurposed site would see the new 126m tower rise in its place.

272-280 Normanby Road. Image: proUrban

Of the 396 apartments within 272-280 Normanby Road, 156 have been designated as single bedroom dwellings, 201 hold two bedrooms and 39 or 10% of the total number of apartments maintain three bedrooms.

An affordable housing element exists within the proposal, with two single bedroom apartments to be transferred to a specified housing trust while a further three single bedroom apartments are set to be leased for 20 years at 75% of market rental value, with management of these dwellings apportioned to the housing trust.

A 342sqm space is allocated within the tower's podium as a public community facility area. This is supported by multiple commercial and retail tenancies, with 736sqm allocated to commercial and 530sqm retail respectively. 124 car spaces and 204 bicycle bays are also part of the proposal.

Externally the tower will be dominated by pewter coloured precast concrete, charcoal and grey coloured panel-rib metal and aluminium cladding, pewter coloured glass, glass balustrades and grey coloured double glazing.

Lodged with DELWP during May, the proposal has been referred to City of Port Phillip (CoPP) for comment. As has almost become the norm, CoPP have indicated they are against the development, citing issues such as tower height, tower setbacks from street and side boundaries, tower separation between neighbouring properties, justification for tower seeking the maximum allowable height, cumulative wind and traffic impacts and the proposal's overall community benefit aspects as being sticking points.

Nonetheless CoPP in their report on 272-280 Normanby Road have also included various draft conditions that they believe would improve the proposal.

Assorted Hayball-designed projects within Fishermans Bend

As touched upon earlier, Hayball leads the way within Fishermans Bend in terms of the number of apartments under design for projects that are public knowledge. Its nine projects and 3,229 apartments shadow the work of ROTHELOWMAN which currently have six apartment projects and in excess of 2,000 apartments within the urban renewal area.

By far Hayball's largest project in Fishermans Bend is 850-858 Lorimer Street within Port Melbourne. One of the early batch of applications for the area, the reworked tri-towered scheme's most recent iteration carries in excess of 1,100 apartments for developer Goodman Group.

Other design firms also prevalent in the Urban Renewal Area include Elenberg Fraser, Artisan Architects and CHT Architects. To date 17 different architecture firms are represented across a gamut of residential projects within Fishermans Bend.


SYmlb's picture

I'm loving some of the designs coming up for FB. Only issue I have is with the uniform height limits and everything looking the same height. Doesn't really make sense to me.

Mark Baljak's picture

I agree that having a forest of 40 level towers is a decidedly bad outcome from a visual perspective.

FB could have gone down the path of having maximum floor numbers with scope for increases subject to public benefits, much like the overlays for the CBD/Southbank.

theboynoodle's picture

I think 'decidedly bad' is a really nice way of putting it.

I don't understand how any person in a position of authority (planning etc) could look at that render and not be driven to do whatever it takes to stop that happening. It looks awful. We rarely get to see, in advance, what the outcome of these policies will look like as everyone prepares their plans in isolation and every tower can be made to look ok when it's solo - so these renders are terrific. They show that, as it's currently being approached (from a planning and development perspective) that Fishermans bend is well set to deliver all the poor outcomes that docklands did.. but without even the benefit of the waterside, large commercial developments, and being effectively a CBD extension.

Now the visual isn't the most important thing.. and *maybe* they're doing something interesting and different with these buildings and at street level. But I'd like to know what... because it really does look like a developer simply taking the traditional podum+tower approach to getting the maximum apartment yield from each plot... and if the planning authorities aren't making them do more than that then why would they bother.

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