A new development application has been lodged for an unconventional pair of 30-storey residential towers at 37–39 Manning Street, South Brisbane, positioned beside the heritage-listed Skyneedle.
Submitted by JD South Brisbane Pty Ltd and designed by Finegrain Group, the proposal, known as ‘Manning Street Residences’, features a rare mirrored configuration comprising two identical towers positioned side by side, yet functioning entirely independently with no shared basement, podium or communal amenities.
This approach creates the appearance of a cohesive dual-tower composition while treating each building as a self-contained vertical neighbourhood. According to the architectural statement by Finegrain Group, the mirrored arrangement is designed to reduce visual bulk and create a more varied skyline expression, allowing each tower to appear distinct while maintaining symmetry across the site.
The two towers, identical in height, massing, and materials, are separated by a narrow internal boundary line but are designed to read as a balanced pair within the skyline.
At ground level, both towers front Manning Street with active edges, small retail tenancies and public landscaping designed by Arcadia Brisbane. Together, these landscaped forecourts provide shaded public seating and a pedestrian connection along the street frontage, supported by deep planting zones and large subtropical trees.
Project Rundown
| Development Parameter | Proposed Development |
|---|---|
| Address: | 37–39 Manning Street, South Brisbane |
| Development Type: | Multiple dwellings, food and drink outlet, office and shop |
| Site Area: | 1,822 m² |
| Gross Floor Area (GFA): | Approximately 23,150 m² (combined) |
| Height: | 30 storeys / approximately 98 metres (each tower) |
| Apartments: | 204 total (32×1 bed, 112×2 bed, 20×3 bed, 16×4 bed, 24×5 bed) |
| Elevators: | 4 lifts total (2 per tower, lift-to-unit ratio 1:51 overall) |
| Communal Space: | Each tower includes its own rooftop recreation deck on level 30, featuring a pool, BBQ and dining areas, gym and wellness room, and outdoor lounging spaces surrounded by landscaped planters. The mirrored rooftops are designed to function independently while framing views of the Brisbane City skyline. |
| Retail: | 2 ground-floor tenancies totalling 60 m² |
| Car Parking: | 220 spaces (110 per tower) |
| Bike Parking: | 256 (shared site total) |
| Developer: | JD South Brisbane Pty Ltd ATF The Manning Street Trust |
| Architect: | Finegrain Group |
| Landscape Design: | Arcadia Landscape Architecture |
| Town Planner: | Mewing Planning Consultants |
| Sustainability: | Rooftop Solar: Not specified on plans for communal energy use Energy Efficiency: Passive design with deep façade shading and screening Waste Management: Dedicated refuse rooms within each tower (no shared system). Recycling chute to all habitable levels to encourage resident recycling Water Conservation: Below-ground stormwater treatment system Green Landscaping: 77% green plot ratio with vertical gardens and subtropical planting Active Transport Facilities: 256 bicycle spaces and improved pedestrian connections |
| Date Submitted: | October 2025 |
| Assessment Level: | Code Assessment under Kurilpa TLPI (02/2023) |
| DA Application Link: | A006879997 |
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According to Finegrain Group’s updated design report, the mirrored-twin arrangement allows the development to achieve architectural balance and skyline consistency while functioning as two independent residential towers. Each tower features its own entry lobby, vertical circulation, carpark, and rooftop recreation deck, a deliberate move to create privacy, identity, and operational autonomy.
The twin-tower concept is described as a “paired response” to the site’s geometry, maximising frontage while minimising bulk. The mirrored façades feature alternating materials and planting spines that create visual depth and respond to changing light throughout the day.
Arcadia Brisbane’s landscape concept, titled Spectrum in Motion, remains central to the project. The scheme layers native and subtropical species from ground to rooftop, using texture and colour transitions to reflect the area’s cultural diversity. Additional deep-planting zones have been incorporated in the resubmission, providing greater canopy coverage and a cooler microclimate along Manning Street.
Finegrain’s previous projects have focused on integrating greenery and passive design to create climate-responsive residential buildings in Brisbane’s inner city.
Three basement levels will provide vehicle access, with maximum car parking capped under TLPI standards to encourage public and active transport use. The site is within walking distance of South Brisbane Train Station, Cultural Centre Busway, and the South Bank ferry terminals.
The project adjoins the Skyneedle, a remnant of World Expo 88, and has been designed to respect its prominence through carefully modulated setbacks and façade articulation. A public art piece integrated within the building façade and a bespoke lighting strategy are proposed to enhance its after-dark character and contribute to the visual vibrancy of the precinct.
I don’t understand the purpose of the separation of towers. It creates 2 small podium/basement spaces, and 2 rooftop areas as opposed to a large spacious open rooftop area.
I understand the need for more housing but dont love this design
I feel sorry for the maintenance crew responsible for repainting the outer walls adjoining each building…