A development application has been submitted by Pellicano for a Build-to-Rent (BTR) residential-led project at 332–334 Water Street, Fortitude Valley, featuring two thirty-storey towers within Brisbane’s Bowen Hills Priority Development Area (PDA). The proposal includes a mix of 477 residential apartments, 104 short-stay units, and various retail and commercial spaces.
The site, located on the corner of Water and Brunswick Streets, forms part of a medium- to high-density area designated for urban living, with provisions for active ground-floor frontages supporting pedestrian engagement.
Designed by Woods Bagot, the architectural concept centres on a podium with a distinctive brick façade, drawing from Fortitude Valley’s industrial heritage. This podium would contain commercial and retail spaces, with a series of terraces and platforms connecting various parts of the site.
Above the podium, the two towers are articulated to maximise views, particularly towards Brisbane’s city centre and Story Bridge. The design leverages natural daylighting and ventilation, with setbacks and orientation aligned with the Bowen Hills PDA guidelines to reduce overshadowing.
Development rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | 332-334 Water Street, Fortitude Valley |
| Development Type: | Mixed-Use (Residential, Short-Stay Accommodation, Retail, and Commercial) |
| Site Area: | 4,819 sqm |
| Gross Floor Area (GFA): | Approximately 45,000 sqm |
| Height: | 30 storeys / approximately 95 meters |
| Apartments: | Brunswick Street Tower: Studio apartments: 104 units 1-bedroom apartments: 72 units 2-bedroom apartments: 54 units 3-bedroom apartments: 18 units Total: 248 units Water Street Tower: Studio apartments: 104 units 1-bedroom apartments: 115 units 2-bedroom apartments: 86 units 3-bedroom apartments: 28 units Total: 333 units |
| Elevators: | Brunswick Street Tower: With 4 lifts and 248 apartments, the lift-to-unit ratio is 1:62. Water Street Tower: With 4 lifts and 333 apartments, the lift-to-unit ratio is 1:83. |
| Communal Space: | Rooftop terrace with BBQ, dining areas, resident pool, and garden |
| Retail: | Retail/Commercial Space on Upper Ground Level: Approximately 396 m². Additional Commercial Spaces: Notably, the lower ground also includes 349 m² of commercial area. |
| Car Parking: | 400 spaces |
| Bike Parking: | 200 spaces |
| Developer: | Pellicano |
| Architect: | Woods Bagot |
| Landscape Design: | LatStudios |
| Town Planner: | Property Projects Australia |
| Sustainability: | – Dual recycling and waste chutes – Rooftop solar PV panels on both buildings – Cross-ventilation and natural light maximisation – Bicycle parking and end-of-trip facilities – Water-efficient landscaping – Gas-free, all-electric |
| Date Submitted: | 03 May 2024 |
| Assessment Level | Impact – Economic Development Queensland (EDQ) |
| DA Application Link | 1558 |
The architectural strategy includes a combination of industrial and contemporary materials, with the podium crafted from brick, paying homage to the area’s historic character. At ground level, commercial spaces open directly onto Water and Brunswick Streets, supported by a public plaza on the north-eastern side of the site, designed as a green, inviting space for public gatherings. The plaza links to nearby heritage-listed buildings and aligns with the Brunswick Street Streetscape Masterplan, which seeks to enhance the area’s pedestrian-friendly nature.
Each tower’s floor plates are designed to allow ample daylight, cross-ventilation, and privacy, creating a high level of residential amenity. Balconies are included in every unit, providing outdoor spaces that integrate with the subtropical climate, while rooftop terraces offer a variety of communal amenities, including BBQ and dining facilities with views across Brisbane.
LatStudios, responsible for landscape design, has prioritised green spaces within the development, integrating landscaped planters, green facades, and elevated gardens. The public plaza connects to surrounding streets and includes informal seating, lawn areas, and pathways to facilitate pedestrian access across the site. Rooftop gardens further support a subtropical aesthetic, and landscape elements aim to reduce heat island effects while enhancing urban biodiversity.
EDQ has issued an information request for this application, seeking clarification on aspects such as shadow impact studies, traffic flow assessments, and additional waste management specifications.
Pellicano Living Pty Ltd is recognised for its commitment to high-density, community-focused projects within Brisbane. Some of Pellicano’s recent projects include Perry House in Bowen Hills, a 77-apartment Build-to-Rent project completed in late 2022; Stanley House, part of the South City Square precinct in Woolloongabba, with 170 residences; Berwick House in Fortitude Valley, a $60-million Build-to-Rent development of 110 residences expected to be completed in early 2024; and Hillyard House, a 150-apartment, 15-level Build-to-Rent project also within South City Sq, which commenced construction in 2022 and their most recent DA for tower 8 at South City Sq.
The proposed development at 332-334 Water Street includes a planned cross-block link connecting Brunswick Street and the central plaza, enhancing site accessibility and integrating the new public plaza with neighbouring properties and heritage precincts. This pedestrian pathway would promote walkability and urban vibrancy, offering residents and the community seamless access through the Bowen Hills PDA.
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Nicely articulated facade. I hope they build it in the earthy colours shown, there are too many grey and white buildings already. It’s good to finally see something happening with this site
Great to see a design like this on a long abandoned site. This should really help activate this part of town.
No Development Approval on sight.
Bear in mind that 186 St Pauls terrace was allowed extra 12 levels over the maximum height for the lot, may be the envelope wasn’t thick enough