A new residential development designed around a shared living model has been proposed for a site on Constance Street in Fortitude Valley, introducing two mid rise towers with a combined total of 312 self contained rooms.
The proposal seeks approval to redevelop the 1,551 square metre site at 24, 26 and 26A Constance Street with a development reaching up to 15 storeys, incorporating co living accommodation intended to operate as either rooming accommodation or short term accommodation depending on demand.
Architecture firm Rothelowman is responsible for the design of the project, which introduces a tower and podium built form that integrates communal facilities, landscaped spaces and a new pedestrian laneway through the site.
According to the planning documentation, the development aims to provide a flexible housing option in a central location well connected to employment, entertainment and transport infrastructure while increasing housing supply in Brisbane’s inner city.
The site currently contains two commercial buildings of two storeys which operate as showroom and office space. These would be removed to allow for construction of the new development.
Project Rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | 24, 26 and 26A Constance Street, Fortitude Valley |
| Development Type: | Rooming Accommodation and Short Term Accommodation with ground floor centre activities |
| Site Area: | 1,551m² |
| Height: | 15 storeys / approximately DETAIL ON THIS TBC |
| Apartments: | 312 co living rooms across two towers (Building 1: 122 rooms, Building 2: 190 rooms) |
| Elevators: | x2 in each building |
| Communal Space: | Ground floor communal kitchen and lounge, gym facilities, co working spaces, landscaped podium areas and rooftop terrace |
| Retail: | Ground floor shop and food and drink outlet uses within laneway activation |
| Car Parking: | None proposed |
| Bike Parking: | 18 bicycle spaces |
| Developer: | 26 Constance Pty Ltd |
| Architect: | Rothelowman |
| Landscape Design: | Lat27 |
| Town Planner: | Urbis |
| Sustainability: | Rooftop Solar: None planned Energy Efficiency: Unknown Waste Management: Dedicated refuse room and bin chute system proposed however no recycling chute system meaning residents will have to carry recycling down manually to the ground floor Water Conservation: Unknown Green Landscaping: Subtropical laneway planting, podium planters, rooftop landscaping Active Transport Facilities: 18 bicycle parking spaces |
| Date Submitted: | February 2026 |
| Assessment Level: | Code Assessable |
| DA Application Link: | A006972487 |
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The site sits in the heart of Fortitude Valley, within walking distance of the train station, James Street and Howard Smith Wharves, placing the development in one of Brisbane’s most active inner city precincts.
Fortitude Valley train station is approximately 450 metres from the site, while the James Street retail and dining precinct lies about 500 metres to the north east. Howard Smith Wharves sits just over one kilometre away. The surrounding area is characterised by a mix of nightlife venues, commercial buildings and residential towers, with building heights ranging from low rise structures through to towers exceeding thirty storeys.
According to the architect Rothelowman, the proposal adopts a tower and podium arrangement designed to activate the street while incorporating communal living spaces throughout the building.
One of the more notable elements of the project is a new publicly accessible laneway running through the site from Constance Street toward Ballow Street. The landscaped passage would provide a pedestrian connection through the block while accommodating ground floor activity including food and drink outlets.
Residents would also have access to a range of shared facilities including communal kitchens, lounge areas, co working spaces, gym facilities and concierge services.
Landscape architect Lat27 has designed the outdoor areas to reflect Brisbane’s subtropical climate. The laneway is envisioned as a shaded green corridor, with dense planting intended to soften the urban environment and provide a more sheltered pedestrian experience.
Elevated planters at podium level would introduce tree planting opportunities, while cascading vegetation across upper levels aims to reduce the visual scale of the building and contribute to the subtropical character of the design.
At the top of the building a rooftop terrace would provide additional outdoor space for residents, offering a mix of shaded and open areas for relaxation and social interaction.
Across the two towers the development would deliver 312 self contained rooms designed for flexible occupancy, capable of operating as either rooming accommodation or short term accommodation depending on demand.
The planning report states the project is intended to provide a more flexible and comparatively affordable form of inner city housing while also introducing publicly accessible space through the landscaped laneway connection.
so a huge valley boarding house?