Error Casts Shadow on UEM Sunrise Collingwood BtR Plans

A misplaced line on a shadow diagram has caused a $280-million hiccup for UEM Sunrise.

The developer’s build-to-rent project at the site of a former Honda dealership at Collingwood secured planning approval in December, but an error in the original documentation means one of the permit conditions is now impossible to meet.

UEM Sunrise is seeking to remove an overshadowing condition from the fast-tracked permit for its 407-apartment project at 21-53 Hoddle Street.

The project is a partnership between global build-to-rent operator Greystar and the Malaysian developer.

UEM Sunrise wants to delete the requirement that addresses shadows falling on balconies at neighbouring 18 Islington Street.

Shadow inaccuracies come to light

When Cox Architecture began preparing the updated plans required by the permit, it noted shadow studies accompanying the original application had incorrectly drawn the boundary wall along the southern property edge.

This meant the diagrams overstated how much shadow already existed on the balconies.

Corrected diagrams from December show the towers will cast some additional shade on one balcony between 9.30am and noon during the September equinox, ranging from about 0.25 to 3.9 square metres.

The condition required proof of no extra shadows but did not set a performance target

UEM Sunrise argued the condition cannot be met due to the shadow diagram error.

The development site and the affected apartments sit within the Commercial 1 Zone, where amenity expectations differ from residential areas.

The Yarra Planning Scheme doesn’t include overshadowing standards for existing homes in commercial zones. Balconies also do not qualify as secluded private open space under the relevant planning provisions.

The submission cites a recent Victorian Civil and Administrative Tribunal decision to support this position, where the tribunal found that “reasonable amenity expectations are informed by the scheme provisions, which do not include clauses 54 or 55 as would apply in designated residential zones”.

The tribunal’s decision for that case hinged on balancing development goals with local amenity, leading to approval for the development despite council objections.

According to the developer, what counts as reasonable amenity in a Commercial 1 Zone is different from what’s expected in residential neighbourhoods.

Permit granted with conditions

The Department of Transport and Planning approved the original Hoddle Street proposal in December 2024.

Plans show two towers ranging from 10 to 18 storeys, with 10 per cent of apartments set aside as affordable housing.

Cox Architecture designed the project, which also includes five ground-floor retail tenancies totalling 1193sq m and a 255sq m community space. A non-profit organisation will use the community space rent-free for 10 years.

The original approval came with conditions.

▲ The developer paid $43 million for the 5390sq m site in 2020 and pitched its plans for the four mixed-use ‘village of towers’ in 2022.

They included the removal of a proposed skybridge connecting the two towers at level 15 to reduce visual bulk and improve tower separation.

Wind mitigation measures are required to ensure the public square and outdoor dining areas meet sitting comfort standards, while private balconies and communal terraces must meet standing comfort levels.

Studio apartment layouts needed modifications, with some requiring wider bedrooms and some needing to convert winter gardens into living space.

Ground floor design improvements, additional street tree planting and a construction management plan rounded out the requirements.

The Collingwood project is UEM Sunrise’s second major Melbourne venture with Greystar, following its $770-million skyscraper at Melbourne Central.

The Malaysian developer has also moved into Western Australia, winning approval in November for a $450-million mixed-use development at the former Subiaco Oval site in Perth.

That project, UEM Sunrise’s first in WA, comprises 340 apartments across three residential buildings of 11 to 36 storeys.