Developer Fortis has lodged a development application for a four-storey residential-led project at 53 Racecourse Road, Hamilton. Located on the prominent corner of Racecourse Road and Balowrie Street, the proposal seeks to replace an existing single-storey commercial building with a new retail and residential offering designed by Koichi Takada Architects.
The site sits within the District Centre zone and forms part of the Racecourse Precinct Neighbourhood Plan area, which promotes a mix of residential and active ground-floor uses along this part of Racecourse Road. The development is code assessable and is intended to contribute to the gradual revitalisation of Hamilton’s traditional high street, which has seen a number of new residential and retail projects emerge in recent years.
The proposed building includes 12 apartments spread across three upper levels above a ground floor retail base. The apartments are predominantly 3-bedroom dwellings, with each unit featuring generous private outdoor space. Residents would also have access to a rooftop garden designed as a private recreational area, including a pool, spa, gymnasium and shaded retreat areas.
A key feature of the development is its architectural expression, which takes cues from local character and materiality. According to Koichi Takada Architects, the use of terracotta-toned brick references nearby heritage-listed structures including St Augustine’s Church across the road and the historic Hamilton Town Hall to the south. The design incorporates gentle sculptural curves, a textured awning, and a series of planter boxes that form a green perimeter around each level, contributing to a subtropical aesthetic and softening the building’s street presence.
The ground plane has been designed for high levels of activation, with large operable shopfronts and a sculpted awning that enables outdoor dining and a strong interface with the pedestrian environment. Vehicle access and servicing are separated from Racecourse Road via Balowrie Street, with two basement levels providing 33 resident car parks, 4 visitor bays, and 7 retail staff spaces.
The planning documents note that the development has been designed in close collaboration with the adjoining property at 71 Racecourse Road, which is the subject of a separate application. The joint approach aims to achieve a cohesive architectural rhythm and appropriate setbacks between the two sites.
From a landscaping perspective, the proposal includes 427m² of overall planting with 106m² of deep soil zones. The design also retains existing poinciana trees that characterise Racecourse Road’s identity, while introducing new vegetation across ground, podium and rooftop levels.
Project Rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | 53 Racecourse Road, Hamilton |
| Development Type: | Mixed-use residential and retail |
| Site Area: | 1,205m² |
| Gross Floor Area (GFA): | 2,977m² |
| Height: | 4 storeys / approximately 16.6 metres |
| Apartments: | 12 total (3 x 2-bedroom, 9 x 3-bedroom) |
| Elevators: | 1 lift (lift-to-unit ratio 1:12) |
| Communal Space: | 461m² rooftop garden with pool, spa, gym and deck |
| Retail: | 528m² of food and drink outlet / shop tenancies |
| Car Parking: | 33 resident, 4 visitor, 7 retail staff |
| Bike Parking: | 16 resident, 4 visitor |
| Developer: | Fortis |
| Architect: | Koichi Takada Architects |
| Landscape Design: | Aspect Studios |
| Town Planner: | Urbis |
| Sustainability: | Rooftop Solar: No proposed solar on plans for communal building energy consumption Energy Efficiency: Passive design, facade shading Waste Management: Dedicated refuse room on ground level with recycling chute diverter Water Conservation: Stormwater detention system Green Landscaping: 427m² total planting area including 106m² deep soil zone Active Transport Facilities: 20 bike parks (16 resident, 4 visitor) |
| Date Submitted: | July 2025 |
| Assessment Level: | Code assessable |
| DA Application Link: | A006815202 |
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Fortis is an established private developer with a growing presence in Brisbane, Sydney and Melbourne. Their Brisbane projects include residential and commercial developments across key inner-city suburbs, often partnering with high-profile architects.
The proposal for 53 Racecourse Road is consistent with Fortis’ portfolio of design-led, mid-rise infill developments that seek to activate underutilised sites within walkable, well-connected precincts.
Plans
App-D-Proposed-PlansLandscape Plans
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